# Property Tax: 50-State Rates, Exemptions, Appeal Rates (`andrew_avina/property-tax-intelligence-mcp`) Actor Investor property tax rates for all 50 states + counties. Homestead exemptions (investors excluded), appeal deadlines, appeal success rates. TX: 65-70% appeal success (highest US). HI: 0.27% (lowest). NJ: 2.23% (highest). MCP-native. - **URL**: https://apify.com/andrew\_avina/property-tax-intelligence-mcp.md - **Developed by:** [Andrew Avina](https://apify.com/andrew_avina) (community) - **Categories:** MCP servers, Business - **Stats:** 1 total users, 0 monthly users, 0.0% runs succeeded, NaN bookmarks - **User rating**: No ratings yet ## Pricing $5.00 / 1,000 result item returneds This Actor is paid per event. You are not charged for the Apify platform usage, but only a fixed price for specific events. Learn more: https://docs.apify.com/platform/actors/running/actors-in-store#pay-per-event ## What's an Apify Actor? 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For more details, see Apify documentation as [Markdown index](https://docs.apify.com/llms.txt) and [Markdown full-text](https://docs.apify.com/llms-full.txt). # README ## Property Tax Intelligence MCP **Effective property tax rates, assessment ratios, homestead exemptions, appeal windows, and investment impact for all 50 US states + 19 major counties.** Returns investor-specific data: the difference between owner-occupied and investor tax burdens, appeal success rates, how tax affects NOI/cash flow, and an investor rating (A+ to D+) that factors in all these variables. --- ### What It Returns #### State Records | Field | Description | |-------|-------------| | `record_type` | "state" | | `state` | Two-letter state code | | `state_full` | Full state name | | `effective_rate_pct` | Median effective rate (tax paid ÷ home value × 100) — the real burden | | `nominal_rate_pct` | Statutory levy/mill rate (before assessment ratio adjustments) | | `assessment_ratio` | Assessed value ÷ market value (e.g., 0.10 = assessed at 10% of value) | | `median_home_value` | 2024 statewide median home value ($) | | `median_annual_tax` | Statewide median annual property tax bill ($) | | `homestead_exemption` | Owner-occupied exemption amount ($) or false — investors typically don't qualify | | `senior_freeze_available` | Whether a senior citizen freeze/circuit breaker program exists | | `appeal_window_days` | Days to file an assessment appeal after notice | | `appeal_success_rate_pct` | Industry-estimated % of appeals that reduce the tax bill | | `national_rank` | Property tax rank: 1 = highest burden, 51 = lowest (DC included) | | `investor_rating` | A+ to D+ composite investor rating (tax burden perspective) | | `estimated_annual_tax_at_query_value` | Projected annual tax at user-supplied `home_value` | | `estimated_monthly_tax_at_query_value` | Monthly equivalent of above | | `tax_as_pct_of_gross_rent` | Tax bill as % of estimated gross rent (at 0.8% rent/price ratio) | | `investor_notes` | Key investor-specific caveats and warnings | #### County Records | Field | Description | |-------|-------------| | `record_type` | "county" | | `county` | County name | | `state` | Two-letter state code | | `city_served` | Primary city/metro served | | `effective_rate_pct` | County effective rate (often differs materially from state avg) | | `median_home_value` | County median home value | | `median_annual_tax` | County median annual tax bill | | `appeal_window_days` | Days to appeal | | `appeal_success_rate_pct` | County-level appeal success rate | | `estimated_annual_tax_at_query_value` | Tax projection at user `home_value` | | `estimated_monthly_tax_at_query_value` | Monthly equivalent | | `tax_as_pct_of_gross_rent` | Tax as % of gross rent | | `investor_notes` | County-specific investor intelligence | --- ### Investor Rating (A+ to D+) | Rating | Description | |--------|-------------| | **A+** | Exceptional — effective rate < 0.40%; near-zero tax burden | | **A** | Excellent — effective rate 0.40–0.65%; low burden | | **A-** | Very Good — effective rate 0.65–0.80%; below average | | **B+** | Good — effective rate 0.80–1.00%; manageable | | **B** | Average — effective rate 1.00–1.30%; moderate burden | | **B-** | Below Average — effective rate 1.30–1.60%; elevated | | **C+** | Poor — effective rate 1.60–1.80%; high burden | | **C** | Bad — effective rate 1.80–2.00%; very high | | **C-** | Very Bad — effective rate 2.00–2.20%; punitive | | **D+** | Severe — effective rate > 2.20%; among worst in US | Rating also considers: homestead benefit availability for investors, appeal success rates, rate trajectory, and investor-specific surcharges. --- ### Input Parameters | Parameter | Type | Required | Description | |-----------|------|----------|-------------| | `state` | string | No | Filter by state code (e.g., "TX", "FL") — returns all counties in that state too | | `county` | string | No | Filter by county name (partial match) | | `city` | string | No | Filter county records by city served | | `effective_rate_max` | number | No | Maximum effective rate % to include (e.g., 1.0 for ≤1%) | | `investor_rating_min` | string | No | Minimum investor rating: "A+", "A", "B+", "B", etc. | | `home_value` | number | No | Custom home value for tax projection calculations | | `include_county_data` | boolean | No | Include county-level records (default: true) | | `sort_by` | string | No | Sort: `effective_rate` (asc, default), `effective_rate_desc`, `investor_rating`, `annual_tax`, `appeal_success` | | `limit` | integer | No | Max records to return (default: 50) | --- ### Example Inputs **Best investor states (rate ≤ 1%):** ```json { "effective_rate_max": 1.0, "investor_rating_min": "B+", "sort_by": "investor_rating", "include_county_data": false, "limit": 20 } ```` **Everything about Texas (state + all major counties):** ```json { "state": "TX", "home_value": 350000 } ``` **Florida counties only:** ```json { "state": "FL", "include_county_data": true, "sort_by": "effective_rate" } ``` **Counties with best appeal success rates:** ```json { "sort_by": "appeal_success", "include_county_data": true, "limit": 15 } ``` *** ### Example Output ```json { "record_type": "state", "state": "TN", "state_full": "Tennessee", "effective_rate_pct": 0.64, "nominal_rate_pct": 0.70, "assessment_ratio": 0.25, "median_home_value": 309000, "median_annual_tax": 1974, "homestead_exemption": 25000, "senior_freeze_available": true, "appeal_window_days": 30, "appeal_success_rate_pct": 45, "national_rank": 40, "investor_rating": "A", "estimated_annual_tax_at_query_value": 2240, "estimated_monthly_tax_at_query_value": 187, "tax_as_pct_of_gross_rent": 7.5, "investor_notes": "No state income tax; low property tax; Nashville surging; Gatlinburg/Pigeon Forge STR mecca; investor-friendly state" } ``` *** ### States Ranked: Best to Worst for Investors | Rank | State | Effective Rate | Investor Rating | Key Note | |------|-------|---------------|-----------------|----------| | 1 (best) | Hawaii | 0.27% | A+ | Lowest in US; Oahu splits residential vs investor | | 2 | Alabama | 0.37% | A+ | 10% assessment ratio; near-zero burden | | 3 | Louisiana | 0.51% | A | Low burden; short appeal window | | 4 | Delaware | 0.54% | A | No income tax; no homestead for investors | | 5 | Colorado | 0.49% | B+ | Low rate but rising post-2020; Denver STR restrictions | | 6 | Tennessee | 0.64% | A | No income tax; STR mecca; investor-friendly | | 7 | Arizona | 0.60% | A | Investor assessed at 18% vs 10% owner — know the split | | 8 | Nevada | 0.59% | A | No income tax; 3%/yr cap | | … | … | … | … | … | | 45 | Illinois | 2.08% | D+ | Pension crisis; Chicago appeals necessary | | 46 | New Hampshire | 2.09% | C- | Property tax IS the state tax | | 47 (worst) | New Jersey | 2.23% | D+ | Highest effective rate in US | *** ### Critical Investor Distinctions #### Homestead Exemptions Don't Apply to Investors Most states offer significant homestead exemptions for owner-occupied properties. **Investors typically pay the full rate** or a higher investor-tier rate. Examples: - **South Carolina**: Owner-occupied assessed at 4%; investor-owned at 6% — 50% higher - **Arizona**: Owner-occupied at 10%; investor at 18% — 80% higher - **Florida**: Save Our Homes caps owner-occupied increases at 3%/yr; investors get **no cap** - **Indiana**: Homestead deduction ~$45K; investors pay nearly double the effective rate #### Texas: Always Appeal Texas has the **highest appeal success rate** (65–70%) of any major state. The 10% annual cap on appraised value increases means values can be locked below market — but only if you appeal consistently. Budget for appeal fees in your underwriting. #### California: Prop 13 Advantage Accrues Over Time New California buyers pay the full ~1.25% rate on purchase price. But the 2%/yr increase cap means long-hold investors see a massive effective rate decrease over time relative to market value appreciation. A property bought in 2005 may have an effective rate of 0.3% today. *** ### Data Sources - **Lincoln Institute of Land Policy** — 50-state effective property tax rates (2023–2024) - **Tax Foundation** — State property tax rankings and analysis - **County assessor websites** — Major county effective rates and appeal data - **State legislative databases** — Homestead exemption and senior freeze programs *** ### Use Cases - **Pre-acquisition underwriting** — plug effective rate into NOI/cash flow models - **State comparison for portfolio allocation** — rank states by investor tax burden - **Appeal strategy** — identify counties with highest appeal success rates before filing - **Homestead vs investor rate gap analysis** — understand the true cost for non-owner-occupied properties - **AI agent deal scoring** — feed tax data into automated investment analysis *** ### Related Actors in the Real Estate Suite - **[Real Estate Investment Intelligence MCP](../real-estate-intelligence-mcp/)** — Property listings + deal scoring - **[Mortgage Rate Intelligence MCP](../mortgage-rate-intelligence-mcp/)** — Current rates + payment calculator - **[Rentcast Rental Market Intelligence MCP](../rentcast-market-mcp/)** — LTR rent estimates + vacancy rates - **[STR Market Intelligence MCP](../str-market-intelligence-mcp/)** — Airbnb/VRBO ADR and occupancy data ## Actor input object example ```json {} ``` # API You can run this Actor programmatically using our API. Below are code examples in JavaScript, Python, and CLI, as well as the OpenAPI specification and MCP server setup. ## JavaScript example ```javascript import { ApifyClient } from 'apify-client'; // Initialize the ApifyClient with your Apify API token // Replace the '' with your token const client = new ApifyClient({ token: '', }); // Prepare Actor input const input = {}; // Run the Actor and wait for it to finish const run = await client.actor("andrew_avina/property-tax-intelligence-mcp").call(input); // Fetch and print Actor results from the run's dataset (if any) console.log('Results from dataset'); console.log(`💾 Check your data here: https://console.apify.com/storage/datasets/${run.defaultDatasetId}`); const { items } = await client.dataset(run.defaultDatasetId).listItems(); items.forEach((item) => { console.dir(item); }); // 📚 Want to learn more 📖? Go to → https://docs.apify.com/api/client/js/docs ``` ## Python example ```python from apify_client import ApifyClient # Initialize the ApifyClient with your Apify API token # Replace '' with your token. client = ApifyClient("") # Prepare the Actor input run_input = {} # Run the Actor and wait for it to finish run = client.actor("andrew_avina/property-tax-intelligence-mcp").call(run_input=run_input) # Fetch and print Actor results from the run's dataset (if there are any) print("💾 Check your data here: https://console.apify.com/storage/datasets/" + run["defaultDatasetId"]) for item in client.dataset(run["defaultDatasetId"]).iterate_items(): print(item) # 📚 Want to learn more 📖? Go to → https://docs.apify.com/api/client/python/docs/quick-start ``` ## CLI example ```bash echo '{}' | apify call andrew_avina/property-tax-intelligence-mcp --silent --output-dataset ``` ## MCP server setup ```json { "mcpServers": { "apify": { "command": "npx", "args": [ "mcp-remote", "https://mcp.apify.com/?tools=andrew_avina/property-tax-intelligence-mcp", "--header", "Authorization: Bearer " ] } } } ``` ## OpenAPI specification ```json { "openapi": "3.0.1", "info": { "title": "Property Tax: 50-State Rates, Exemptions, Appeal Rates", "description": "Investor property tax rates for all 50 states + counties. Homestead exemptions (investors excluded), appeal deadlines, appeal success rates. TX: 65-70% appeal success (highest US). HI: 0.27% (lowest). NJ: 2.23% (highest). 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