Property Tax Increases by State and County (2020–2024)
Property tax bills have climbed sharply across the United States since 2020 — but not evenly. We analyzed U.S. Census Bureau data for the 991 largest counties (home to roughly 292 million people) to find where the median homeowner's property tax bill rose most between 2020 and 2024, and how those increases compare to the housing boom that drove them.
Bills rose 25%: The population-weighted median property tax bill increased about +24.5% across the largest U.S. counties
Home values rose faster: Median home values jumped about +43.1% over the same period — nearly double the tax increase
Effective rates actually fell: Because values outpaced taxes, the average effective tax rate dropped from 1.22% to 1.05%
Biggest county jump: Ouachita Parish, LA led the nation at +63.7%
Biggest state increases: Colorado topped the states at +37.4% on average
Property Tax Bills Rose 25% Nationwide
From 2020 to 2024, the median property tax bill across the largest U.S. counties rose about +24.5% on a population-weighted basis. That's a substantial jump — but it was outpaced by the housing market. Median home values climbed roughly +43.1% over the same four years.
The result is a counterintuitive twist: even as bills rose, the average effective property tax rate — the share of a home's value paid in tax — actually fell from 1.22% to 1.05%. Homeowners paid more in dollars because their homes were worth so much more, not because rates went up. Assessment caps and levy limits in many states softened the blow, but rising values still pushed bills higher.
Counties With the Biggest Property Tax Increases
These counties saw the largest percentage increases in their median property tax bill between 2020 and 2024. Click any county for its full tax profile.
| # | County | State | 2020 Median Tax | 2024 Median Tax | Change |
|---|---|---|---|---|---|
| 1 | Ouachita Parish | LA | $644 | $1,054 | +63.7% |
| 2 | Rockdale County | GA | $1,290 | $2,074 | +60.8% |
| 3 | Clayton County | GA | $1,239 | $1,933 | +56.0% |
| 4 | Limestone County | AL | $585 | $900 | +53.8% |
| 5 | Medina County | TX | $2,062 | $3,165 | +53.5% |
| 6 | Harrisonburg city | VA | $1,486 | $2,281 | +53.5% |
| 7 | Grayson County | TX | $2,060 | $3,146 | +52.7% |
| 8 | Tooele County | UT | $1,611 | $2,460 | +52.7% |
| 9 | Barrow County | GA | $1,512 | $2,307 | +52.6% |
| 10 | Weld County | CO | $1,617 | $2,440 | +50.9% |
| 11 | Hardin County | TX | $1,486 | $2,238 | +50.6% |
| 12 | Polk County | FL | $1,294 | $1,933 | +49.4% |
| 13 | Kaufman County | TX | $3,598 | $5,377 | +49.4% |
| 14 | St. Lucie County | FL | $2,179 | $3,241 | +48.7% |
| 15 | Floyd County | GA | $1,246 | $1,847 | +48.2% |
| 16 | Vermilion Parish | LA | $398 | $589 | +48.0% |
| 17 | Newton County | GA | $1,595 | $2,348 | +47.2% |
| 18 | Paulding County | GA | $1,779 | $2,619 | +47.2% |
| 19 | Darlington County | SC | $443 | $652 | +47.2% |
| 20 | Jackson County | GA | $2,041 | $3,000 | +47.0% |
| 21 | Box Elder County | UT | $1,337 | $1,966 | +47.0% |
| 22 | Carroll County | GA | $1,066 | $1,566 | +46.9% |
| 23 | Orange County | TX | $1,468 | $2,152 | +46.6% |
| 24 | Cherokee County | GA | $2,038 | $2,985 | +46.5% |
| 25 | Highlands County | FL | $925 | $1,353 | +46.3% |
States Where Property Taxes Rose Most
Aggregating counties to the state level (population-weighted, for states with at least five counties in the sample), these states saw the biggest average increases in homeowners' property tax bills. Fast-growing Sun Belt and Mountain West states dominate.
| # | State | Avg. Tax Increase | Counties Analyzed |
|---|---|---|---|
| 1 | Colorado | +37.4% | 15 |
| 2 | Florida | +35.6% | 41 |
| 3 | Utah | +35.2% | 9 |
| 4 | Georgia | +35.0% | 41 |
| 5 | Indiana | +32.0% | 28 |
| 6 | Montana | +32.0% | 6 |
| 7 | Washington | +31.4% | 21 |
| 8 | Alabama | +30.7% | 27 |
| 9 | Idaho | +30.3% | 8 |
| 10 | Kansas | +29.7% | 10 |
| 11 | California | +29.7% | 43 |
| 12 | Louisiana | +28.7% | 21 |
| 13 | South Carolina | +28.5% | 24 |
| 14 | Nebraska | +28.0% | 5 |
| 15 | Kentucky | +27.8% | 19 |
Where Home Values Soared
The tax increases track closely with the housing boom. These counties — concentrated in Idaho, Utah, and other Mountain West and Sun Belt markets — saw the steepest jumps in median home value, which fed directly into higher assessments.
| # | County | State | 2020 Median Value | 2024 Median Value | Change |
|---|---|---|---|---|---|
| 1 | Twin Falls County | ID | $182,100 | $337,900 | +85.6% |
| 2 | Lamar County | TX | $108,500 | $200,700 | +85.0% |
| 3 | Canyon County | ID | $211,600 | $390,000 | +84.3% |
| 4 | Bonneville County | ID | $202,100 | $368,800 | +82.5% |
| 5 | Tooele County | UT | $236,600 | $431,600 | +82.4% |
| 6 | Clayton County | GA | $122,100 | $222,300 | +82.1% |
| 7 | Flathead County | MT | $294,600 | $535,500 | +81.8% |
| 8 | Madison County | ID | $229,800 | $414,800 | +80.5% |
| 9 | Bannock County | ID | $167,300 | $300,700 | +79.7% |
| 10 | Box Elder County | UT | $226,200 | $403,600 | +78.4% |
| 11 | Hunt County | TX | $135,800 | $241,700 | +78.0% |
| 12 | Paulding County | GA | $184,000 | $326,300 | +77.3% |
If your bill has jumped since 2020, you're not alone — and rising value, not necessarily a higher rate, is usually the cause. That also means there's a good chance to push back: make sure you have your homestead exemption, and check whether your assessment has outrun your home's real market value.
How to Check and Lower Your Own Bill
- See your county's numbers. Look up your state and county pages for current rates, median bills, and history.
- Claim your homestead exemption. Our homestead exemption guide for all 50 states shows what you qualify for and the deadline to apply.
- Appeal an over-assessment. If your assessed value has outrun the market, read how to appeal your property tax assessment.
- Estimate before you buy. Compare bills anywhere with our property tax calculator.
Frequently Asked Questions
How much have property taxes increased since 2020?
Across the roughly 1,000 largest U.S. counties (covering about 87% of the population), the median property tax bill rose about 24% from 2020 to 2024, according to Census Bureau ACS data. Home values climbed even faster over the same period — around 43% — which is why bills went up even though effective tax rates generally fell.
Why did my property tax bill go up if the tax rate went down?
Because your bill is based on your home's value, not just the rate. From 2020 to 2024 home values rose faster than tax rates, so the effective rate (tax divided by value) actually dropped — from about 1.22% to 1.05% nationwide — while the dollar amount owed still increased. In other words, a lower rate on a much higher value still produces a bigger bill.
Which state had the biggest property tax increase?
Among states with a large sample of counties in the data, Colorado, Florida, Utah, and Georgia saw the biggest average increases in median property tax bills between 2020 and 2024 — each rising roughly 35% or more. These are largely fast-growing states where home values surged.
Which county had the biggest property tax increase?
Ouachita Parish, Louisiana, topped the list with a roughly 64% jump in its median property tax bill from 2020 to 2024, followed by several fast-growing counties in Georgia and Texas. See the county ranking above for the full list.
How can I lower my property tax bill?
Make sure you're claiming every exemption you qualify for (start with the homestead exemption), and if your home looks over-assessed, file an appeal — assessments don't always keep pace accurately with the market. Our guides on homestead exemptions and appealing your assessment walk through both.
Figures are calculated from the U.S. Census Bureau American Community Survey (ACS) 5-Year Estimates, comparing the 2020 and 2024 vintages for the 991 largest U.S. counties by population (about 292 million residents). "Property tax" is the median real estate tax paid; national and state figures are population-weighted. County and state percentage changes reflect the change in the median bill, not individual homeowners' bills. Last updated: July 2026.
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