Effective rate
Compare annual tax with market value—not the tax bill alone.
← All decision guidesTOP 5 · PROPERTY TAX · UPDATED JULY 2026
5 U.S. cities with the highest property taxes
Five city and metro markets with exceptionally high effective residential property-tax burdens, plus the assessment, exemptions and post-purchase bill buyers must verify.
THE SCORECARD
What to compare before choosing.
Weight every factor for your own household. One attractive statewide signal cannot settle the full decision.
Same geography
City, county and metro figures are not interchangeable.
Same property
Homestead status, value, use and exemptions can reorder cities.
Post-sale bill
A purchase may reset assessed value or remove the seller’s relief.
RESEARCH SHORTLIST
States and cities worth comparing.
Not a universal league table. Every choice includes a reason to investigate and a tradeoff to verify.
01NY
BEST FOR · highest updated 2024 metro benchmark
Binghamton
New York
Why investigate
ATTOM’s updated analysis placed Binghamton highest among metros with at least 200,000 residents, at about 2.46%.
Verify first
State cost profile →City versus surrounding municipality, school and county levies, exemptions, assessment history and the actual parcel bill.
02IL
BEST FOR · high effective-rate screening
Rockford
Illinois
Why investigate
The Rockford metro benchmark was about 2.01% in the updated 2024 single-family-home comparison.
Verify first
State cost profile →Parcel-level taxing districts, exemptions, assessed value, special assessments and the buyer’s post-sale bill.
03IL
BEST FOR · lower home prices with a high effective rate
Peoria
Illinois
Why investigate
The Peoria metro also appeared near 2.01%, showing that a moderate home price can still carry a heavy tax percentage.
Verify first
State cost profile →Township and district boundaries, reassessment, exemptions, school levies and property condition.
04IL
BEST FOR · university-market tax planning
Champaign–Urbana
Illinois
Why investigate
The Champaign–Urbana metro benchmark was about 2.00% in the same updated dataset.
Verify first
State cost profile →Exact municipality, owner-occupancy status, assessment history, rental classification and special districts.
05IL
BEST FOR · capital-region tax planning
Springfield
Illinois
Why investigate
The Springfield metro completed the updated five at about 1.98%.
Verify first
State cost profile →City and county boundaries, exemptions, reassessment timing, special districts and the property’s current bill.
MAKE IT PERSONAL
Turn the shortlist into a real decision.
- Pick three exact cities.State averages are too broad.
- Build an after-tax budget.Add housing, care, transport, utilities and health.
- Verify eligibility and boundaries.Confirm directly with the agency or school.
- Visit like a resident.Test ordinary commutes and errands.
COMMON QUESTIONS
Questions people ask before moving.
Which U.S. city has the highest property tax?
It depends on the method. Binghamton led ATTOM’s updated 2024 metro single-family comparison; Detroit led a standardized major-city homestead comparison.
Why are four of the five in Illinois?
Illinois combines comparatively high residential effective rates with local school and government reliance on property tax, though rates vary sharply by parcel and jurisdiction.
Does the highest rate mean the highest dollar bill?
No. An expensive home in a lower-rate city can produce a larger annual bill than a cheaper home in a high-rate city.
How do I estimate the bill before buying?
Retrieve the parcel record, identify every taxing district, check exemptions and ask the assessor for a post-sale estimate.
PRIMARY SOURCES
Check the current data yourself.
Programs, laws and costs change. Follow the source before a financial or enrollment decision.