Dallas–Fort Worth property tax calculator: compare 19-city rates and monthly costs
The rate is the sum of the county, city, school district and any MUD or PID on the parcel, so it is calculated at the address. Start with the calculator; the rules and the 19-city rates follow.
Monthly cost calculator
The defaults are examples. Replace the tax rate with the address's combined rate and the insurance with a quote.
Estimated monthly cost
/ month
- Principal and interest
- $3,323
- Property tax 1.675480%
- $838
- Insurance
- $292
- HOA
- $0
- Mortgage insurance
- $0
- Down payment
- $120,000
- Loan amount
- $480,000
- Closing costs (2%–5% of price)
- $12,000–$30,000
- First-year interest
- $35,369
Below 20% down a conventional loan usually carries mortgage insurance. Enter the lender's rate.
An estimate, not a loan quote, tax bill or insurance quote.
Share this estimate with JessieFour steps to the real tax number for an address
County, city, school district and any special district each set a rate. For new construction, use the completed value, not the land bill.
Find the parcel
Open the county appraisal-district record: owner, legal description and current appraised value.
List every taxing unit
County, city, school district, any college or hospital district, and any MUD or PID. Add the rates.
Use the right value
For a new home, the completed value, not the land or construction-stage value on last year's bill.
Apply exemptions you qualify for
The school-district homestead exemption is $140,000; some cities add a percentage. You file for it; the seller's exemption does not carry over.
2025 combined rates in 19 Dallas–Fort Worth cities
City, main school district, county, and the college and hospital districts where they exist, added up before any exemption and applied to $600,000. MUD and PID lines are not included, and several cities cross a county or district line.
| City | Main school district | Combined rate (per $100) | Per year | Per month |
|---|---|---|---|---|
| Frisco (Collin side) | Frisco ISD | 1.675480 | $10,053 | $838 |
| Frisco (Denton side) | Frisco ISD | 1.630855 | $9,785 | $815 |
| Plano | Plano ISD | 1.707713 | $10,246 | $854 |
| McKinney | McKinney ISD | 1.747147 | $10,483 | $874 |
| Allen | Allen ISD | 1.771763 | $10,631 | $886 |
| Prosper | Prosper ISD | 1.949663 | $11,698 | $975 |
| Celina | Celina ISD | 2.015864 | $12,095 | $1,008 |
| Melissa | Melissa ISD | 1.909179 | $11,455 | $955 |
| Anna | Anna ISD | 1.995536 | $11,973 | $998 |
| Princeton | Princeton ISD | 1.877989 | $11,268 | $939 |
| Little Elm | Little Elm ISD | 1.961039 | $11,766 | $981 |
| Lewisville | Lewisville ISD | 1.722747 | $10,336 | $861 |
| Hickory Creek | Lake Dallas ISD | 1.652343 | $9,914 | $826 |
| Carrollton | Carrollton-Farmers Branch ISD | 2.019675 | $12,118 | $1,010 |
| Coppell | Coppell ISD | 1.960951 | $11,766 | $980 |
| Garland | Garland ISD | 2.394721 | $14,368 | $1,197 |
| Euless | Hurst-Euless-Bedford ISD | 1.968846 | $11,813 | $984 |
| Fort Worth | Fort Worth ISD | 2.162580 | $12,975 | $1,081 |
| Keller | Keller ISD | 1.835680 | $11,014 | $918 |
| Mansfield | Mansfield ISD | 2.249380 | $13,496 | $1,125 |
Four figures to check before comparing homes
Each one names its geography and date.
- School-district homestead exemption
- $140,000
- Texas; you must apply
- 2026 conforming loan limit, one unit
- $832,750
- Collin, Dallas, Denton, Tarrant
- 2026 FHA one-unit limit, national floor
- $541,287
- Ceiling $1,249,125; check the county
- Average Texas homeowners premium, per year
- $3,506
- 2025, preliminary
Comparing loan offers
Ask at least three lenders for a Loan Estimate on the same home, loan type, down payment, lock period and points. Then compare rate, APR, lender charges, credits, mortgage insurance, payment and cash to close.
Conventional
The county conforming limit, mortgage insurance below 20% down, and the trade between rate, points and lender credits.
FHA
The county loan limit, upfront and annual mortgage insurance, property standards, cash to close.
VA
Entitlement, funding fee, appraisal requirements, lender terms.
USDA and Texas programs
Property location, eligibility, income limits, assistance terms and repayment.
Guides on property tax
One question per page, answered in full.
Texas homestead exemption
What the school and city exemptions take off a Collin County bill, when to file (including the year you buy a new home) and how to file in Collin and Denton counties.
Property tax questions
Short answers with the source underneath.
How is property tax calculated in Texas?
Appraised value on January 1, minus exemptions, times the combined rate of every taxing unit on the parcel, per $100 of value. Texas has no state property tax.
When is it due?
Bills go out from October and are due by January 31. From February 1, a 6% penalty and 1% interest apply and keep growing monthly.
Can I protest the appraisal?
Yes, with the appraisal review board by May 15 or 30 days after the notice is delivered, whichever is later.
Why is my new home's first bill so low?
It was appraised as land or a partly built house on January 1. The next bill reflects the completed home, so budget on the completed value.
Next step
Bring one address and one Loan Estimate
Jessie lists the parcel's taxing units, applies the exemptions you qualify for, and puts tax, insurance and the loan into one monthly number.