Estimate annual property taxes based on assessed value, mill rate, and exemptions with multi-year projection charts.
Every number on a property tax bill starts with the same arithmetic: the mill rate is dollars per $1,000 of taxable value, not a percentage. Enter an assessed value, the combined mill rate, and any exemption, and this tool returns the annual bill plus a multi-year projection chart that compounds a growth rate you choose. The thing most users get wrong: the bill follows the assessor's value, not the sale price, and the rate you enter is the sum of separate levies - county, city, school district - taken from the same bill. All entries stay in your browser.
A concrete input and expected output from the current implementation.
Input
Assessed value $250,000; mill rate 20.0; exemption $25,000 (homestead); growth 3% per year; projection 3 years
Expected output
Year 1: $4,500. Year 2: $4,650. Year 3: $4,804.50. The projection chart plots these three annual bills against the growing assessed value.
The bill is (assessed value - exemption) x mill rate / 1,000: (250,000 - 25,000) x 20 / 1,000 = $4,500. The exemption removes $25,000 from the taxable base, cutting the bill by 25,000 x 20 / 1,000 = $500 below the unexempted $5,000. Each later year compounds 3% growth on the assessed value while the exemption and mill rate stay constant.
The bill is (assessed value - exemption) x mill rate / 1,000. The mill rate is quoted in dollars per $1,000 of taxable value: 20 mills means $20 per $1,000, which is 2% of the taxable base. Exemptions - homestead, senior, disability - subtract from assessed value before the rate applies. Most jurisdictions quote a combined rate that sums the county, city, and school-district levies shown on one bill.
The chart compounds the growth rate you set on the assessed value each year, recomputing the bill annually; the mill rate and exemption stay fixed unless you change them. Because the rate is held constant, the chart shows what the bill would do under today's rates - a revaluation or a voter-approved levy change shifts the whole path. Growth rate and number of years are adjustable, so scenarios are easy to compare.
Real bills bundle voter-approved levies, special districts, and other charges, and every taxing district re-sets its rate yearly. Treat the estimate as a ballpark check, not a bill preview. The strongest baseline for comparison is your own bill from last year, which already reflects all local rules.
No. Use the assessed value from your county assessment notice or tax bill; the assessor's value is usually a fraction of the price paid, and the tax follows the assessed value. If you cannot find it, your county's online assessment records list it.
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