Property Tax Millage Calculator
Enter your assessed home value and county mill rate to see the property tax in dollars per year and per month.
This calculator runs entirely in your browser. Nothing you type is uploaded or stored.
How to use this tool
Enter the assessed value of your home, which is the figure your local assessor places on the property, not always the price you paid or the current market value. Type in the mill rate from your county or municipal tax bill, expressed in mills. If your area gives you a homestead or senior exemption, enter that amount so it is subtracted from the assessed value before the tax is figured. Press Calculate to convert the mill rate into dollars and see the estimated annual and monthly real estate tax levy. Use the copy button to save the breakdown for your budget.
How the millage rate works
Annual tax = taxable value × (mill rate ÷ 1000)
Monthly tax = annual tax ÷ 12
A mill is one one-thousandth of a dollar, so one mill equals $1 of tax for every $1,000 of taxable value. To convert a county mill rate to dollars you divide the mill rate by 1,000 and multiply by the taxable value. For example, a 20 mill rate is the same as a 2% effective tax rate. The mill rate is set each year by the taxing authorities that make up the real estate tax levy, including the county, the school district, and city or special districts, so your total rate is usually the sum of several smaller rates.
A real example
Suppose your assessed home value is $250,000 and your county mill rate is 20.5 mills, with no exemption. The taxable value stays at $250,000. The annual tax is 250,000 × (20.5 ÷ 1000) = 250,000 × 0.0205 = $5,125.00. Divided by 12, that is about $427.08 per month. If you qualified for a $25,000 homestead exemption, the taxable value would drop to $225,000 and the annual tax would fall to 225,000 × 0.0205 = $4,612.50, or roughly $384.38 per month.
This tool gives an estimate for educational use and is not professional tax advice. Your real bill depends on the official assessed value, the exact mill rates set by every taxing body, and any exemptions or special assessments. Confirm the figures with your local assessor or tax collector before relying on them.
Common questions
What is a mill and how does it become dollars?
A mill is one one-thousandth of a dollar, meaning $1 of tax for every $1,000 of taxable value. To convert a mill rate to dollars, divide the rate by 1,000 and multiply by the taxable value. A 25 mill rate equals a 2.5% effective tax rate.
Is assessed value the same as market value?
Not always. Many areas assess at a percentage of market value, called an assessment ratio. Use the assessed value printed on your tax notice, since that is the number the mill rate is applied to, not the listing price or appraisal.
Where do I find my county mill rate?
Your annual property tax bill or your county assessor or treasurer website lists the mill rate, sometimes shown as a tax rate per $1,000 of value. It is often the combined total of county, school, city, and special district levies.
What is the exemption field for?
Many states offer a homestead, senior, veteran, or disability exemption that reduces the taxable portion of your assessed value. Enter that exemption amount so it is subtracted before the tax is calculated. Leave it blank or zero if you do not have one.
Why is my actual bill different from this estimate?
Real bills can include separate line items such as fire, library, or sewer assessments, and rates change each year. This calculator is a quick estimate for educational use, so check your official statement and your local tax office for the exact amount.