Compare 2026 county property tax rates, Homestead Exemptions, Florida 3% Save Our Homes portability (Form DR-501T), South Carolina 4% vs. 6% assessment ratios, Cobb County Age 62+ school exemptions, and Virginia Car Tax.
1. Interactive Simulators & Statutory Guides in This Family
East Coast Mortgage PITI & Property Tax Calculator
Computes monthly Principal, Interest, Property Taxes, and Home Insurance using real effective property tax rates for NYC, Long Island, Westchester, Northern NJ, CT, PA, and MA.
NYC & Tri-State Rent vs. Buy Breakeven Calculator
Weighs Manhattan/Brooklyn rent inflation and down-payment investment returns against NYC buyer closing costs, common charges, property taxes, and home equity buildup.
Mortgage Refinance, Cash-Out & Breakeven Calculator (2026)
Calculates monthly principal-and-interest savings, exact closing-cost breakeven in months, 5-year net refinance gain, and cash-out refinance impact—with zero personal information required.
HELOC Payment Calculator: Interest-Only Draw vs. Principal & Interest (2026)
Compares 10-year interest-only draw payments against 20-year fully amortizing principal-and-interest payments, Combined Loan-to-Value (CLTV), and no-appraisal AVM eligibility.
NYC & Tri-State Net Effective Rent & Lease Concession Calculator (2026)
Converts landlord free-month concessions (1 to 3 months free on 12–24 month leases) and move-in credits into true Net Effective Monthly Rent and models Year-2 renewal payment shock.
Virginia Personal Property Vehicle ("Car Tax") & PPTRA Relief Calculator (2026)
Calculates annual Virginia Personal Property Vehicle Tax bills across Fairfax County ($4.57/$100), Arlington ($5.00/$100), Loudoun ($4.15/$100), Alexandria ($5.33/$100), Prince William ($3.70/$100), Richmond ($3.70/$100), and Virginia Beach ($4.00/$100), applying the statutory Personal Property Tax Relief Act (PPTRA) subsidy on the first $20,000 of assessed J.D. Power vehicle value.
South Carolina 4% Primary Residence vs. 6% Second-Home Property Tax & Paycheck Calculator (2026)
Quantifies the dramatic South Carolina property tax gap between a 4% Legal Residence (100% exempt from school operating taxes under Act 388) and a 6% Non-Owner-Occupied Second Home or Rental across Charleston, Mount Pleasant, Kiawah Island, Hilton Head (Beaufort), Greenville, and Myrtle Beach, plus SC income tax.
Florida $50k Homestead Exemption, 3% Save Our Homes Cap & $500k Portability Calculator (2026)
Calculates your Florida $50,000 Homestead Exemption, the accumulated Save Our Homes (SOH) 3% assessment cap differential on your existing Florida home, and how much of your up-to-$500,000 SOH Portability benefit transfers to your next Florida home (upsizing or downsizing) on Form DR-501T.
2. Flagship Interactive Simulator
Florida $50k Homestead Exemption, 3% Save Our Homes Cap & $500k Portability Calculator (2026)
Calculates your Florida $50,000 Homestead Exemption, the accumulated Save Our Homes (SOH) 3% assessment cap differential on your existing Florida home, and how much of your up-to-$500,000 SOH Portability benefit transfers to your next Florida home (upsizing or downsizing) on Form DR-501T.
3. Table 1: 2026 East Coast Property Tax Caps, Homestead Exemptions & Senior School Tax Relief Matrix
| Jurisdiction / Corridor | Exemption / Threshold | 2026 Statutory Rate | Governing Statute | Planning & Audit Note |
|---|---|---|---|---|
| Florida ($50k Homestead + 3% SOH Cap) | Up to $50,000 Off + 3.0% Max Cap | Transfer Up to $500,000 via Form DR-501T | Fla. Const. Art. VII § 4(d) & § 6 (Due Mar 1) | 10% cap on non-homestead properties |
| South Carolina (4% Primary vs. 6% Second Home) | ~0.48% Primary vs. ~1.65% Second Home | 4% Ratio is 100% Exempt from School Operating Tax | S.C. Code § 12-43-220(c) & Act 388 | 6% vacation homes pay ~3.2x higher property tax! |
| Georgia (Cobb Age 62+ & Fulton Homestead) | Cobb Age 62+: 100% School Tax Exempt | Cuts Cobb Property Tax by ~66% (~0.29% Rate) | Cobb County Tax Commissioner (Due Apr 1) | Fulton/Atlanta enforces CPI floating homestead cap |
| New York & New Jersey (STAR, ANCHOR & Stay NJ) | NJ ANCHOR ($1,750) + Stay NJ ($6,500) | Nassau Class 1 Grievance (Mar 1) · NYC ACRIS | N.Y. RPTL § 425 & N.J.S.A. 54:4-8.58 | Bergen/Westchester/Nassau average 2.10%–2.55% eff. |
| Massachusetts & Connecticut (Prop 2½ & Mill Rates) | Boston Residential Exemption: −$3,890/yr | Greenwich CT ~1.15% Eff. (70% Assessment Ratio) | M.G.L. c. 59 § 5C & C.G.S. § 12-62a | Cambridge, Brookline & Somerville also grant exemption |
| Northern Virginia (Real Estate + Annual Car Tax) | ~0.82%–1.11% Real Estate Tax | Plus $3.70–$5.33/$100 Vehicle Tax (PPTRA $20k Cap) | Va. Code § 58.1-3523 | Fairfax ($4.57/$100) & Arlington ($5.00/$100) car tax |
Pablo Cirre Gómez
Corporate database analyst, financial publisher, and digital economist with 20+ years of experience building quantitative business intelligence, fiscal simulation engines, and corporate registries (Co-Founder of East Corp Capital and Legia.es). Accredited in Business & Marketing Systems (COM708_3, IFC297_2), lecturer at the International Graduate School (EIP) and Cámara de Comercio, and lead architect of our 24 interactive IRS, NYS DTF, NJ Treasury, and Federal Reserve calculators.
Enrique Zarza (José Enrique Rodríguez Zarza), Esq.
Practicing litigation, banking, real estate, and corporate compliance attorney admitted to the Illustrious Bar Association of Madrid (ICAM No. 68.400) with over 25 years of professional practice. Law Degree & Master in Legal Practice (Universidad de Granada), Executive Management (San Telmo Business School), pioneer in digital banking contracting (CaixaBank / CTI Soluciones), Founder of ICIRED, former Managing Director of the Judicial Default Registry (RIJ) partnered with the General Council of Spanish Lawyers (Abogacía Española), and Co-Founder of Legia.es and East Corp Capital.
East Coast Mortgage PITI & Property Tax Calculator →Read 2026 Companion Study
HELOC Payment Calculator: Interest-Only Draw vs. Principal & Interest (2026) →Read 2026 Companion Study
NYC & Tri-State Net Effective Rent & Lease Concession Calculator (2026) →Read 2026 Companion Study
Virginia Personal Property Vehicle ("Car Tax") & PPTRA Relief Calculator (2026) →Read 2026 Companion Study
South Carolina 4% Primary Residence vs. 6% Second-Home Property Tax & Paycheck Calculator (2026) →Read 2026 Companion Study
Florida $50k Homestead Exemption, 3% Save Our Homes Cap & $500k Portability Calculator (2026) →Read 2026 Companion Study
East Coast Cap Rate, Cash-on-Cash Return & DSCR Rental Loan Calculator (2026) →Read 2026 Companion Study
2026 East Coast Homestead Exemptions, Assessment Caps, Millage Rates & PITI Escrow Benchmarks
Audit 2026 municipal millage rates, primary-residence homestead exemptions, assessment cap portability, and senior school-tax exclusions across 16 East Coast jurisdictions. Governing schedules verified across FL Save Our Homes 3% Cap & $500k Portability (DR-501T) · SC Act 388 (4% vs. 6%) · Boston $3,890 Residential Exemption · NJ ANCHOR/Stay NJ · VA PPTRA Car Tax. Use the master 16-jurisdiction reference matrix below to compare effective rates, statutory forms, and phase-out cliffs from Maine to Florida:
| East Coast Jurisdiction & Financial Hubs | 2026 Statutory Brackets, Caps & Surcharges | Primary Tax Forms & Legal Authority | Interactive Simulator |
|---|---|---|---|
| Maine (ME) · Portland / Kennebunk | 5.80% – 7.15% Income · 1.09% Prop · $2.20/$500 Transfer | Form 1040ME · RETTD · 2.5% Non-Res Withholding | Launch Simulator → |
| New Hampshire (NH) · Portsmouth / Nashua | 0% Wage Tax · 0% I&D (Repealed) · 1.86% Prop · 1.50% RETT | NH DP-10 (Repealed) · Form CD-57-S (75 bps each) | Launch Simulator → |
| Vermont (VT) · Burlington / Stowe | 3.35% – 8.75% Income · 1.83% Prop · 1.47%–3.62% PTT | Form IN-111 · Form HS-122 Homestead · Act 181 PTT | Launch Simulator → |
| Massachusetts (MA) · Boston / Cambridge | 5.0% Base + 4.0% Surtax (>$1.08M) · $2M Estate Credit | Form 1 / 1-NR · M-706 · Boston $3,890 Res. Exemption | Launch Simulator → |
| Rhode Island (RI) · Providence / Newport | 3.75% – 5.99% Income · Taylor Swift Non-Owner Surcharge | Form RI-1040 · $2.30/$500 Conveyance + Tier 2 Luxury | Launch Simulator → |
| Connecticut (CT) · Greenwich / Stamford | 2.00% – 6.99% Income · 6.99% PTET · 0.75%–2.25% Mansion | Form CT-1040 · Form CT-1065/CT-1120SI · OP-236 | Launch Simulator → |
| New York (NY & NYC) · 5 Boroughs / Suburbs | 4.0%–10.9% NYS + 3.876% NYC · 16.75% Yonkers · $7.16M Estate | IT-201 / IT-203 · ACRIS RPTT / TP-584 · CEMA § 255 · UBT | Launch Simulator → |
| New Jersey (NJ) · Bergen / Hoboken / Short Hills | 1.40% – 10.75% Income · 2.23% Prop · 1% Buyer Mansion Tax | NJ-1040 · GIT/REP-3 Exit · RTF-1 / RTF-1EE · IT-R Class C/D | Launch Simulator → |
| Pennsylvania (PA) · Philadelphia / Main Line | 3.07% Flat PA + 3.75% Philly Wage · 4.278% Philly Transfer | PA-40 · REV-1500 (4.5%/12%/15%) · REV-419 Reciprocity | Launch Simulator → |
| Delaware (DE) · Wilmington / Sussex Coast | 2.20% – 6.60% Income · 0% Sales Tax · 4.0% Transfer · $300 LLC | 8 Del. C. § 503 Assumed Par Value · Form RTT-TAX | Launch Simulator → |
| Maryland (MD) · Bethesda / Baltimore / Annapolis | 2.00% – 5.75% State + 2.25% – 3.20% County Piggyback | Form 502 · SDAT Homestead 10% Cap · $5M Estate + 10% Inh. | Launch Simulator → |
| Washington, D.C. · District of Columbia | 4.00% – 10.75% Income · 2.20%–2.90% Recordation/Transfer | Form D-40 · Form D-4A Non-Resident Reciprocity · $90,550 Homestead | Launch Simulator → |
| Virginia (VA) · Arlington / Fairfax / Loudoun | 2.00% – 5.75% Income · $4.15–$5.33/$100 Vehicle Car Tax | Form 760 · PPTRA Vehicle Subsidy · 5.75% VA PTET | Launch Simulator → |
| North Carolina (NC) · Charlotte / Raleigh-Durham | 3.99%–4.25% Flat Income · ~0.82% Prop · $2/$1,000 Excise | Form D-400 · $100 Annual LLC Report · 0% Estate Tax | Launch Simulator → |
| South Carolina (SC) · Charleston / Hilton Head | 0% – 6.20% Income · 4% Primary vs. 6% Second-Home Ratio | SC1040 · Act 388 100% School Tax Exemption · $3.70/$1,000 Deed | Launch Simulator → |
| Georgia (GA) · Atlanta / Buckhead / Cobb County | 5.19%–5.39% Flat Income · $130k Age 65+ Retirement Exclusion | Form 500 · Cobb County 62+ 100% School Property Tax Exemption | Launch Simulator → |
| Florida (FL) · Miami / Palm Beach / Tampa / Naples | 0% Income Tax · $50k Homestead + 3% SOH Cap ($500k Portability) | Form DR-501 / DR-501T · $0.70/$100 Doc Stamps ($0.60 Miami-Dade) | Launch Simulator → |
2026 Cross-Jurisdiction CPA Audit & Compliance Checklist
When benchmarking multiple East Coast states within this semantic family, tax attorneys, CPAs, and corporate treasurers reconcile four statutory layers before executing a relocation, property acquisition, or entity restructuring:
- Marginal vs. Retroactive Cliff Schedules: Confirm whether crossing a statutory threshold triggers a marginal bracket increase (such as the Massachusetts 4% Millionaire Surtax above $1,083,150) or a retroactive cliff on the entire base (such as the NYC Mansion Tax tiers or the NYS $7.16M–$7.52M Estate Tax Cliff).
- Municipal & County Piggyback Layering: State headline rates frequently mask local surcharges—including the 3.876% NYC resident income tax, the 16.75% Yonkers resident surcharge, Maryland’s mandatory 2.25%–3.20% county piggyback income tax across 23 counties and Baltimore City, and Philadelphia’s 3.75% wage tax and 4.278% realty transfer tax.
- Owner-Occupied vs. Second-Home Property Tax Divergence: In South Carolina (Act 388 4% vs. 6% assessment ratio), Florida (3% Save Our Homes cap + $500,000 portability vs. 10% non-homestead cap), Massachusetts (Boston/Cambridge/Brookline ~$3,890 residential exemption), and Rhode Island (non-owner luxury surcharge), primary domicile status alters annual carrying costs by 35% to 68%.
- Pass-Through Entity Tax (PTET) & Statutory Reciprocity Elections: Verify annual PTET election deadlines (March 15 in NY) and W-4 reciprocity certificates (PA REV-419, DC Form D-4A) to prevent double state withholding or forfeited federal SALT deductions.
Pablo Cirre Gómez
Corporate database analyst, financial publisher, and digital economist with 20+ years of experience building quantitative business intelligence, fiscal simulation engines, and corporate registries (Co-Founder of East Corp Capital and Legia.es). Accredited in Business & Marketing Systems (COM708_3, IFC297_2), lecturer at the International Graduate School (EIP) and Cámara de Comercio, and lead architect of our 24 interactive IRS, NYS DTF, NJ Treasury, and Federal Reserve calculators.
Enrique Zarza (José Enrique Rodríguez Zarza), Esq.
Practicing litigation, banking, real estate, and corporate compliance attorney admitted to the Illustrious Bar Association of Madrid (ICAM No. 68.400) with over 25 years of professional practice. Law Degree & Master in Legal Practice (Universidad de Granada), Executive Management (San Telmo Business School), pioneer in digital banking contracting (CaixaBank / CTI Soluciones), Founder of ICIRED, former Managing Director of the Judicial Default Registry (RIJ) partnered with the General Council of Spanish Lawyers (Abogacía Española), and Co-Founder of Legia.es and East Corp Capital.
Standard Press, Legal & Research Attribution (100% Human-Authored & Attorney-Reviewed):
According to East Corp Capital’s 2026 Quantitative Study ("East Coast Property Tax, Homestead Exemption & Mill Rate Hub (2026): 16 States & 65+ Counties", authored by Pablo Cirre Gómez and legally reviewed by Enrique Zarza, Esq., ICAM Bar No. 68.400, https://eastcorpcapital.com/property-tax-homestead-exemption-hub/)