Effective rate
The benchmark divides average tax by estimated market value.
← All decision guidesTOP 5 · PROPERTY TAX · UPDATED JULY 2026
5 U.S. cities with the lowest property taxes
Five metro markets with the lowest effective single-family-home property-tax rates in updated 2024 data, plus the home value, exemption and insurance tradeoffs buyers should verify.
THE SCORECARD
What to compare before choosing.
Weight every factor for your own household. One attractive statewide signal cannot settle the full decision.
Actual bill
A low percentage on a very expensive home can still produce a large bill.
Homestead status
Owner occupancy, age, veteran status and other relief can change the result.
Full ownership cost
Insurance, HOA, maintenance and utilities may outweigh a tax advantage.
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 · lowest updated metro benchmark
Buffalo
New York
Why investigate
ATTOM’s updated 2024 analysis reported an unusually low metro effective rate of about 0.20% for the included single-family-home data.
Verify first
State cost profile →Confirm city versus suburb, school district, county levy, exemptions and parcel data; New York locality differences are substantial.
02MD
BEST FOR · low Mid-Atlantic rate screening
Salisbury
Maryland
Why investigate
The Salisbury metro benchmark was about 0.27% in the updated comparison.
Verify first
State cost profile →Maryland and Delaware portions of the metro, municipal taxes, assessment, flood and homeowners insurance.
03TN
BEST FOR · low-tax Sun Belt comparison
Knoxville
Tennessee
Why investigate
The Knoxville metro effective-rate benchmark was about 0.32%.
Verify first
State cost profile →City versus county address, appraisal cycle, local levies, insurance and rising home value.
04HI
BEST FOR · very low rate with very high home values
Honolulu
Hawaii
Why investigate
Honolulu’s metro benchmark was about 0.33%, supported by owner-occupant treatment and Hawaii’s low statewide effective rate.
Verify first
State cost profile →A low rate can still produce a meaningful bill on an expensive home; verify classification, exemption, leasehold status and insurance.
05TN
BEST FOR · small-metro tax efficiency
Johnson City
Tennessee
Why investigate
Johnson City also appeared near 0.33% in the updated 2024 analysis.
Verify first
State cost profile →Exact county and city limits, assessment ratio, owner-occupancy relief, insurance and resale liquidity.
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 lowest property tax?
Buffalo led ATTOM’s updated 2024 metro comparison, but parcel-level bills and alternative city methodologies can produce a different answer.
Why can a low-rate city still have a high bill?
The tax is applied to home value. Honolulu combines a low effective percentage with expensive housing.
Is the metro rate my tax rate?
No. It is an area benchmark across analyzed single-family homes, not the statutory rate or bill for one parcel.
What should I verify before buying?
Retrieve the parcel bill, identify every taxing district, confirm exemptions and ask for a post-sale assessment estimate.
PRIMARY SOURCES
Check the current data yourself.
Programs, laws and costs change. Follow the source before a financial or enrollment decision.