The true cost of owning a home in the US (2026)
By Our research team · Updated · Prices from 73+ sources, 195 US cities · Methodology
The purchase price is only the start. Once the keys are yours, maintenance, repairs and replacements run $4,900–$21,750 a year depending on the age of the house, and that sits on top of property tax, insurance and utilities. All in, a typical US home costs about $22,500 a year to own beyond the mortgage, roughly $1,880 a month, before any HOA dues. In Clever's 2026 survey, 45% of owners said it costs more than they expected and 82% said the bills have risen since they bought.
This guide prices every part of it. The repair and replacement figures come from our own 195-city price database, checked against 73+ public sources and refreshed monthly, so the numbers here are the same ones on our cost guides. Property tax and insurance figures are the latest Census and 2026 insurer data for every state.
Every tracked price on this page is the live national figure from the matching cost guide, verified November 2026. Items marked * are national estimates for work we don't price yet.
What are the ongoing costs of owning a home in the US?
Beyond the mortgage, a typical US homeowner pays about $22,500 a year: around $11,150 on maintenance, repairs and replacements, $3,119 in property tax (the national median), $2,872 for home insurance, and roughly $5,350 for electricity, gas, water, sewer, trash and internet. Add $4,200 if you are in a homeowners association, which about a third of US homes are. A new build runs $4,900–$7,950 a year in upkeep; a home over 30 years old runs $13,400–$21,750. The sections below price every part of it, item by item, for your city.
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How annual costs break down by house age
Age is the biggest driver after size. Our basket is built on a 2,000 sq ft home that is 10–25 years old; the other two bands scale it by what is actually due.
Under 10 years old
$4,900–$7,950 /yrMostly servicing: HVAC tune-ups, gutters, pest control, the odd outlet or faucet. Builder warranties cover a lot in the first years, and nothing major is due yet.
10–25 years old
$8,900–$14,500 /yrThe first big replacements land: water heater, AC or furnace, appliances, exterior paint, maybe the roof near the end. This is the age most US homes are, and the one our basket is built on.
30+ years old
$13,400–$21,750 /yrRoof, sewer line, panel, windows and plumbing all come up for renewal, often in the same decade. Budget the high end and keep a real reserve.
Roof and exterior — your first line of defense
| Item | 2026 cost | Lifespan / how often |
|---|---|---|
| Asphalt shingle roof replacement, 2,000 sq ft* | $9,000–$18,000 | 20–30 years |
| Metal roof replacement* | $15,000–$35,000 | 40–70 years |
| Roof repair (leak, flashing, a few shingles)* | $400–$1,500 | As needed |
| Gutter cleaning, two-story home | $150–$400 | Twice a year |
| Gutter replacement, aluminum, about 150 ft* | $1,500–$3,500 | 20+ years |
| House wash (pressure or soft wash), about 2,000 sq ft | $250–$750 | Every 1–2 years |
| Window cleaning, inside and out, about 20 windows | $150–$400 | Yearly |
| Exterior repaint, 2,000 sq ft* | $3,500–$8,500 | 7–10 years |
| Garage door tune-up | $75–$225 | Every 1–2 years |
| Garage door torsion springs, both | $200–$500 | 7–12 years |
| Garage door opener, installed | $300–$900 | 10–15 years |
| Wood privacy fence, 150 ft* | $3,000–$7,500 | 15–20 years |
Heating and cooling — comfort isn't free
| Item | 2026 cost | Lifespan / how often |
|---|---|---|
| Whole-system HVAC tune-up (AC + furnace) | $150–$450 | Yearly |
| AC tune-up only | $75–$200 | Every spring |
| AC repair, minor (capacitor, contactor, drain line) | $150–$600 | As needed |
| AC repair, major (refrigerant leak + recharge) | $600–$2,500 | As needed |
| Central AC replacement, 3-ton | $4,000–$9,000 | 15–20 years |
| Gas furnace replacement | $2,800–$8,000 | 15–20 years |
| Central AC + gas furnace, replaced together | $6,500–$16,000 | 15–20 years |
| Heat pump replacement, 3-ton | $5,500–$12,500 | 10–15 years |
| Ductless mini-split, one zone (12,000 BTU) | $2,500–$5,600 | 15–20 years |
| Duct cleaning, whole house | $300–$700 | Every 3–5 years |
| Smart thermostat, installed | $200–$450 | 10 years |
| Filters (do it yourself)* | $60–$150 a year | Every 1–3 months |
Electrical — safety first
| Item | 2026 cost | Lifespan / how often |
|---|---|---|
| Electrician hourly rate | $50–$130 | — |
| Service call fee | $75–$200 | Per visit |
| Replace an outlet | $80–$200 | As needed |
| GFCI outlet or breaker | $90–$350 | 15–25 years |
| Ceiling fan installation (existing box) | $140–$450 | 10–15 years |
| Hardwired smoke detector, supply + install | $110–$400 | Replace every 10 years |
| Dedicated 240V circuit (dryer, range, AC) | $250–$1,200 | Once |
| Level 2 EV charger, installed | $1,000–$2,700 | 10+ years |
| Electrical panel upgrade, 100A to 200A | $1,500–$4,500 | 25–40 years |
| Whole-house rewire, 1,500–2,000 sq ft | $7,500–$24,500 | 50+ years |
Kitchen — the most expensive room
| Item | 2026 cost | Lifespan / how often |
|---|---|---|
| Cosmetic refresh (paint, hardware, counters, lighting)* | $5,000–$15,000 | 10 years |
| Minor kitchen remodel, midrange* | $24,000–$32,000 | 20–25 years |
| Major kitchen remodel, midrange* | $70,000–$90,000 | 25+ years |
| Appliance repair, one appliance | $100–$400 | As needed |
| Refrigerator repair | $125–$500 | As needed |
| Refrigerator replacement* | $1,200–$3,000 | 12–14 years |
| Range or cooktop replacement* | $800–$2,500 | 13–15 years |
| Dishwasher replacement* | $600–$1,500 | 9–10 years |
| Dishwasher installation (hookup) | $150–$400 | Per install |
| Garbage disposal, installed | $250–$850 | 8–12 years |
| Faucet replacement, standard faucet included | $175–$650 | 15–20 years |
| Gas range or cooktop hookup | $125–$450 | Per install |
Bathroom — where water damage hides
| Item | 2026 cost | Lifespan / how often |
|---|---|---|
| Budget refresh (vanity, toilet, fixtures, paint)* | $5,000–$12,000 | 15 years |
| Midrange bathroom remodel* | $22,000–$30,000 | 20–25 years |
| Toilet repair (leak, clog or running) | $70–$350 | As needed |
| Toilet fill valve or flapper | $70–$200 | 5–7 years |
| Toilet installation, standard toilet supplied | $350–$1,000 | 25+ years |
| Leaky faucet repair | $100–$400 | As needed |
| Faucet cartridge or washer | $100–$325 | 5–10 years |
| Clogged drain, snaked (sink, tub or shower) | $100–$350 | As needed |
| Re-caulk tub and shower* | $150–$400 | Every 1–3 years |
| Bathroom exhaust fan, replaced* | $250–$550 | 10–15 years |
| Shower door replacement* | $600–$2,000 | 20 years |
Plumbing systems — the hidden network
| Item | 2026 cost | Lifespan / how often |
|---|---|---|
| Plumber hourly rate (weekday daytime) | $75–$175 | — |
| Service call / trip fee | $75–$275 | Per visit |
| Emergency visit, after hours (call-out + first hour) | $250–$750 | As needed |
| Tank water heater, 40–50 gal, replaced | $800–$3,100 | 8–12 years |
| Tankless gas water heater, whole home | $2,000–$5,600 | 20 years |
| Heat pump water heater, 50 gal | $2,000–$5,500 | 13–15 years |
| Anode rod replacement (extends a tank's life) | $150–$350 | Every 3–5 years |
| Tankless flush and descale | $100–$350 | Yearly |
| Main line clog: camera + hydro-jetting | $425–$2,150 | As needed |
| Sewer camera inspection | $125–$650 | Every 2–3 years with mature trees |
| Tree root removal from the sewer line | $150–$1,000 | Every 1–3 years if roots are in |
| Sewer spot repair (dig and fix one section) | $1,000–$5,500 | Once, if ever |
| Burst pipe repair (pipe only) | $250–$2,500 | As needed |
| Whole-house repipe with PEX, 2-bath home | $4,500–$15,000 | 50+ years |
| New gas line to one appliance | $300–$1,500 | Once |
Outdoor and yard
| Item | 2026 cost | Lifespan / how often |
|---|---|---|
| Lawn mowing service, per visit* | $40–$80 | Weekly in season |
| Tree trimming, medium tree* | $300–$900 | Every 2–3 years |
| Tree removal, medium (30–60 ft)* | $800–$2,500 | As needed |
| Pest control, quarterly plan visit | $100–$300 | 4 times a year |
| One-time general pest treatment | $150–$550 | As needed |
| Termite inspection | $75–$300 | Yearly |
| Liquid termite barrier, whole house | $800–$3,000 | 5–10 years |
| Mouse or rat control | $150–$650 | As needed |
| Deck wash plus stain or seal, about 300 sq ft | $550–$1,500 | Every 2–3 years |
| Driveway pressure washing, 2-car | $125–$400 | Every 1–2 years |
| Driveway sealing, asphalt* | $300–$700 | Every 3 years |
| Junk removal, half a truckload | $250–$600 | As needed |
| Irrigation winterize / spring start-up* | $75–$150 each | Twice a year in freeze zones |
Flooring, painting, and interior maintenance
| Item | 2026 cost | Lifespan / how often |
|---|---|---|
| Interior repaint, 2,000 sq ft, walls and trim* | $4,000–$10,000 | 5–10 years |
| Carpet, per room, installed* | $600–$1,800 | 8–10 years |
| Hardwood refinish, per 500 sq ft* | $1,500–$4,000 | Every 10 years |
| Luxury vinyl plank, per room, installed* | $900–$2,200 | 15–20 years |
| Carpet cleaning, whole home (5 rooms + hall) | $200–$450 | Yearly |
| House cleaning, standard, 3-bed / 2-bath | $120–$260 | Per visit |
| Deep clean, 3-bed / 2-bath | $180–$420 | Once or twice a year |
| Dryer vent cleaning | $80–$250 | Yearly |
| Washer repair | $100–$450 | As needed |
| Washer and dryer replacement, the pair* | $1,500–$3,000 | 10–13 years |
| Handyman, half day | $180–$400 | Once or twice a year |
| TV wall mounting | $100–$300 | Once |
| Locksmith, rekey the house* | $100–$250 | When you move in |
The annual maintenance calendar
Spread across the year, routine maintenance is a few hundred dollars at a time. Skipped, it arrives as one emergency. Here is the US version, with what each season's jobs cost.
Deep winter
- Furnace or heat pump check if it was skipped in fall
- Test smoke and CO detectors, swap batteries
- Insulate exposed pipes before a cold snap
- Clean the dryer vent
Spring
- AC tune-up before the first hot week
- Gutter cleaning and downspout flush
- Roof check for winter damage
- Irrigation start-up, first lawn cut
Early summer
- House wash and window cleaning
- Deck wash and seal if it's due
- Termite inspection
- Pest plan visit
Summer
- Exterior paint touch-ups
- Driveway sealing in a dry week
- Tree trimming away from the roof and lines
- Pest plan visit
Fall
- Furnace tune-up (half the yearly HVAC visit)
- Second gutter cleaning after leaf fall
- Water heater: drain a few gallons, check the anode
- Irrigation winterize, seal gaps and weatherstrip
Early winter
- Garage door tune-up before freezing
- Carpet cleaning before guests
- Pest plan visit
- Sewer camera inspection if trees are close (every 2–3 years)
Total annual routine maintenance: $2,900–$4,700/year. That is the spending that keeps the $11,150 basket from becoming $16,750, because a $230 tune-up found a failing capacitor before it took the compressor with it.
The total picture — what homeownership really costs
Add it up for a 2,000 sq ft home of average age, and this is the yearly bill beyond principal and interest. Maintenance figures are our basket (every line is in the tables above); the rest are the latest national figures, with every state's numbers in the next section.
| Category | Annual cost |
|---|---|
| Roof & exterior | $1,750–$2,850 |
| Heating & cooling | $850–$1,350 |
| Electrical | $250–$400 |
| Kitchen & appliances | $1,100–$1,800 |
| Bathroom | $1,000–$1,600 |
| Plumbing & water heater | $600–$950 |
| Outdoor & yard | $1,750–$2,850 |
| Flooring, painting & interior | $1,650–$2,650 |
| TOTAL ANNUAL COST (WITH HIDDEN COSTS) | $9,800–$16,650 |
Beyond maintenance: the bills every US homeowner pays
Maintenance is what you control. These are the costs that arrive whether you lift a finger or not, with the latest national figures. Every state's property tax and insurance numbers are two sections down.
| Cost | Per year |
|---|---|
| Maintenance, repairs and replacements (the basket above, typical) | $11,150 |
| Property tax (US median bill) | $3,119 |
| Home insurance (2026 average, $300k dwelling) | $2,872 |
| Utilities (electricity $138, natural gas $85, water and sewer $116, trash $30, internet $77 a month) | $5,350 |
| Total beyond the mortgage, per year | $22,500 |
| Per month | $1,880 |
| HOA dues, if you have them (about 35% of US homes do) | + $4,200 |
Property tax: U.S. Census Bureau ACS 2024 median bill. Insurance: Insurance.com 2026 national average for $300,000 dwelling coverage. Utilities: 2026 Move.org / EIA averages. HOA: Foundation for Community Association Research, assessments per unit. Mortgage not included: on the $429,100 median existing home (NAR, August 2026) at 7.3% (Freddie Mac, October 2026), principal and interest alone is roughly $2,350 a month with 20% down.
Hidden costs in 195 US cities
Our price index compares every metro we cover with the US average across all 19 trades. The upkeep column scales the basket by that index; property tax and insurance are the state figures for each city's state; utilities are the national average. Open any city for its own prices.
| City | Upkeep & repairs | Property tax | Insurance | Hidden costs / yr |
|---|---|---|---|---|
| New York, NY+29% | $14,350 | $6,582 | $1,844 | $28,150 |
| Los Angeles, CA+23% | $13,650 | $5,124 | $1,653 | $25,800 |
| Chicago, IL+12% | $12,500 | $5,298 | $2,802 | $25,950 |
| Dallas, TXavg | $11,200 | $4,232 | $4,582 | $25,350 |
| Houston, TX-5% | $10,550 | $4,232 | $4,582 | $24,700 |
| Washington, DC+14% | $12,650 | $4,312 | $1,558 | $23,850 |
| Atlanta, GA-1% | $11,050 | $2,341 | $2,301 | $21,050 |
| Philadelphia, PA+5% | $11,700 | $3,311 | $1,434 | $21,800 |
| Miami, FL+3% | $11,450 | $2,730 | $8,471 | $28,000 |
| Phoenix, AZ-4% | $10,700 | $1,879 | $2,397 | $20,350 |
| Boston, MA+20% | $13,400 | $5,992 | $2,112 | $26,850 |
| San Francisco, CA+23% | $13,650 | $5,124 | $1,653 | $25,800 |
| Riverside, CA+1% | $11,250 | $5,124 | $1,653 | $23,400 |
| Detroit, MI+4% | $11,650 | $2,904 | $3,071 | $23,000 |
| Seattle, WA+21% | $13,500 | $4,556 | $1,766 | $25,150 |
| Minneapolis, MN+10% | $12,250 | $3,357 | $3,333 | $24,300 |
| San Diego, CA+6% | $11,850 | $5,124 | $1,653 | $24,000 |
| Tampa, FL-2% | $10,900 | $2,730 | $8,471 | $27,450 |
| Orange County, CA+8% | $12,100 | $5,124 | $1,653 | $24,250 |
| Denver, CO+6% | $11,850 | $2,602 | $5,511 | $25,300 |
| Oakland, CA+13% | $12,550 | $5,124 | $1,653 | $24,700 |
| Charlotte, NCavg | $11,100 | $1,896 | $3,799 | $22,150 |
| Baltimore, MD+2% | $11,400 | $4,093 | $2,242 | $23,100 |
| St. Louis, MO+3% | $11,500 | $1,948 | $3,783 | $22,600 |
| Orlando, FL-2% | $11,000 | $2,730 | $8,471 | $27,550 |
| Brooklyn, NY+22% | $13,600 | $6,582 | $1,844 | $27,400 |
| San Antonio, TX-5% | $10,600 | $4,232 | $4,582 | $24,750 |
| Fort Worth, TX-5% | $10,550 | $4,232 | $4,582 | $24,700 |
| Austin, TX+1% | $11,300 | $4,232 | $4,582 | $25,450 |
| Portland, OR+11% | $12,350 | $3,876 | $1,647 | $23,200 |
| Sacramento, CA+7% | $11,900 | $5,124 | $1,653 | $24,050 |
| Pittsburgh, PA+3% | $11,450 | $3,311 | $1,434 | $21,550 |
| Las Vegas, NV+2% | $11,350 | $2,027 | $1,876 | $20,600 |
| Cincinnati, OH+2% | $11,400 | $2,822 | $2,109 | $21,700 |
| Kansas City, MO+2% | $11,350 | $1,948 | $3,783 | $22,450 |
| Columbus, OH+1% | $11,250 | $2,822 | $2,109 | $21,550 |
| Newark, NJ+10% | $12,300 | $9,590 | $1,449 | $28,700 |
| Nashville, TN+7% | $11,900 | $1,442 | $3,198 | $21,900 |
| Indianapolis, IN+2% | $11,400 | $1,614 | $2,869 | $21,250 |
| Cleveland, OH+2% | $11,350 | $2,822 | $2,109 | $21,650 |
| San Jose, CA+16% | $12,900 | $5,124 | $1,653 | $25,050 |
| Fort Lauderdale, FL-2% | $10,950 | $2,730 | $8,471 | $27,500 |
| Virginia Beach, VA-4% | $10,700 | $2,790 | $1,939 | $20,800 |
| Jacksonville, FL-6% | $10,500 | $2,730 | $8,471 | $27,050 |
| Providence, RIavg | $11,100 | $4,900 | $2,379 | $23,750 |
| Milwaukee, WI+6% | $11,800 | $3,792 | $1,836 | $22,800 |
| Raleigh, NCavg | $11,150 | $1,896 | $3,799 | $22,200 |
| Oklahoma City, OK-8% | $10,200 | $1,599 | $5,378 | $22,550 |
| West Palm Beach, FL-5% | $10,550 | $2,730 | $8,471 | $27,100 |
| New Orleans, LA-1% | $11,000 | $1,180 | $5,185 | $22,700 |
| Memphis, TN-1% | $11,050 | $1,442 | $3,198 | $21,050 |
| Richmond, VAavg | $11,200 | $2,790 | $1,939 | $21,300 |
| Louisville, KY+2% | $11,350 | $1,544 | $4,471 | $22,700 |
| Salt Lake City, UT+3% | $11,450 | $2,525 | $1,771 | $21,100 |
| Hartford, CT+2% | $11,350 | $6,643 | $2,132 | $25,500 |
| Birmingham, AL-6% | $10,500 | $788 | $3,716 | $20,350 |
| Buffalo, NY-2% | $10,950 | $6,582 | $1,844 | $24,750 |
| Rochester, NY-1% | $11,050 | $6,582 | $1,844 | $24,850 |
| Grand Rapids, MI-3% | $10,850 | $2,904 | $3,071 | $22,200 |
| Tucson, AZ-6% | $10,500 | $1,879 | $2,397 | $20,150 |
| Honolulu, HI+8% | $12,050 | $2,239 | $738 | $20,400 |
| Tulsa, OK-8% | $10,250 | $1,599 | $5,378 | $22,600 |
| Fresno, CA-1% | $11,100 | $5,124 | $1,653 | $23,250 |
| Omaha, NE-3% | $10,750 | $3,549 | $5,513 | $25,150 |
| St. Petersburg, FL-6% | $10,500 | $2,730 | $8,471 | $27,050 |
| Worcester, MA-2% | $10,950 | $5,992 | $2,112 | $24,400 |
| Bridgeport, CT+2% | $11,350 | $6,643 | $2,132 | $25,500 |
| Greenville, SC-11% | $9,950 | $1,251 | $2,870 | $19,400 |
| Tacoma, WA+7% | $11,950 | $4,556 | $1,766 | $23,600 |
| Albuquerque, NM-5% | $10,600 | $1,731 | $3,497 | $21,200 |
| Bakersfield, CA-3% | $10,850 | $5,124 | $1,653 | $23,000 |
| Albany, NY-1% | $11,000 | $6,582 | $1,844 | $24,800 |
| Knoxville, TN-7% | $10,400 | $1,442 | $3,198 | $20,400 |
| McAllen, TX-14% | $9,550 | $4,232 | $4,582 | $23,700 |
| Baton Rouge, LA-6% | $10,450 | $1,180 | $5,185 | $22,150 |
| El Paso, TX-14% | $9,600 | $4,232 | $4,582 | $23,750 |
| Sarasota, FL-10% | $10,050 | $2,730 | $8,471 | $26,600 |
| New Haven, CT-3% | $10,850 | $6,643 | $2,132 | $25,000 |
| Columbia, SC-7% | $10,350 | $1,251 | $2,870 | $19,800 |
| Oxnard, CA-4% | $10,700 | $5,124 | $1,653 | $22,850 |
| Charleston, SC-5% | $10,550 | $1,251 | $2,870 | $20,000 |
| Dayton, OH-8% | $10,250 | $2,822 | $2,109 | $20,550 |
| Boise, ID-5% | $10,550 | $2,038 | $2,412 | $20,350 |
| Fort Myers, FL-10% | $10,050 | $2,730 | $8,471 | $26,600 |
| Stockton, CA-2% | $10,900 | $5,124 | $1,653 | $23,050 |
| Greensboro, NC-10% | $10,000 | $1,896 | $3,799 | $21,050 |
| Lakeland, FL-11% | $9,950 | $2,730 | $8,471 | $26,500 |
| Colorado Springs, CO-6% | $10,500 | $2,602 | $5,511 | $23,950 |
| Little Rock, AR-13% | $9,700 | $1,040 | $3,195 | $19,300 |
| Des Moines, IA-7% | $10,400 | $2,897 | $3,148 | $21,800 |
| Wilmington, DE-5% | $10,550 | $1,768 | $1,461 | $19,150 |
| Akron, OH-8% | $10,300 | $2,822 | $2,109 | $20,600 |
| Daytona Beach, FL-11% | $9,850 | $2,730 | $8,471 | $26,400 |
| Provo, UT-9% | $10,150 | $2,525 | $1,771 | $19,800 |
| Springfield, MA-2% | $10,950 | $5,992 | $2,112 | $24,400 |
| Ogden, UT-8% | $10,300 | $2,525 | $1,771 | $19,950 |
| Winston-Salem, NC-11% | $10,000 | $1,896 | $3,799 | $21,050 |
| Madison, WI-3% | $10,800 | $3,792 | $1,836 | $21,800 |
| Syracuse, NY-5% | $10,550 | $6,582 | $1,844 | $24,350 |
| Durham, NC-4% | $10,650 | $1,896 | $3,799 | $21,700 |
| Wichita, KS-10% | $10,000 | $2,798 | $5,289 | $23,450 |
| Toledo, OH-6% | $10,450 | $2,822 | $2,109 | $20,750 |
| Augusta, GA-11% | $9,900 | $2,341 | $2,301 | $19,900 |
| Palm Bay, FL-11% | $9,950 | $2,730 | $8,471 | $26,500 |
| Jackson, MS-13% | $9,700 | $1,215 | $2,602 | $18,850 |
| Harrisburg, PA-6% | $10,450 | $3,311 | $1,434 | $20,550 |
| Spokane, WA-3% | $10,850 | $4,556 | $1,766 | $22,500 |
| Chattanooga, TN-10% | $10,000 | $1,442 | $3,198 | $20,000 |
| Fayetteville, AR-13% | $9,750 | $1,040 | $3,195 | $19,350 |
| Scranton, PA-7% | $10,350 | $3,311 | $1,434 | $20,450 |
| Portland, ME-4% | $10,700 | $3,036 | $1,299 | $20,400 |
| Modesto, CA-2% | $10,900 | $5,124 | $1,653 | $23,050 |
| Lansing, MI-7% | $10,400 | $2,904 | $3,071 | $21,700 |
| Youngstown, OH-9% | $10,100 | $2,822 | $2,109 | $20,400 |
| Fayetteville, NC-11% | $9,950 | $1,896 | $3,799 | $21,000 |
| Lexington, KY-9% | $10,100 | $1,544 | $4,471 | $21,450 |
| Huntsville, AL-10% | $10,000 | $788 | $3,716 | $19,850 |
| Pensacola, FL-11% | $9,900 | $2,730 | $8,471 | $26,450 |
| Myrtle Beach, SC-13% | $9,650 | $1,251 | $2,870 | $19,100 |
| Mesa, AZ-7% | $10,350 | $1,879 | $2,397 | $20,000 |
| Reno, NV-5% | $10,550 | $2,027 | $1,876 | $19,800 |
| Springfield, MO-10% | $10,050 | $1,948 | $3,783 | $21,150 |
| Santa Rosa, CA-2% | $10,950 | $5,124 | $1,653 | $23,100 |
| Asheville, NC-10% | $10,050 | $1,896 | $3,799 | $21,100 |
| Killeen, TX-12% | $9,850 | $4,232 | $4,582 | $24,000 |
| Visalia, CA-6% | $10,500 | $5,124 | $1,653 | $22,650 |
| Lafayette, LA-12% | $9,800 | $1,180 | $5,185 | $21,500 |
| Long Beach, CA+8% | $12,100 | $5,124 | $1,653 | $24,250 |
| Santa Barbara, CA-3% | $10,850 | $5,124 | $1,653 | $23,000 |
| Salinas, CA-3% | $10,800 | $5,124 | $1,653 | $22,950 |
| Mobile, AL-12% | $9,850 | $788 | $3,716 | $19,700 |
| Corpus Christi, TX-13% | $9,750 | $4,232 | $4,582 | $23,900 |
| Manchester, NH-5% | $10,600 | $6,667 | $1,324 | $23,950 |
| Salem, OR-4% | $10,700 | $3,876 | $1,647 | $21,550 |
| Fort Wayne, IN-8% | $10,250 | $1,614 | $2,869 | $20,100 |
| Brownsville, TX-15% | $9,500 | $4,232 | $4,582 | $23,650 |
| Gulfport, MS-13% | $9,750 | $1,215 | $2,602 | $18,900 |
| Appleton, WI-4% | $10,750 | $3,792 | $1,836 | $21,750 |
| Savannah, GA-11% | $9,950 | $2,341 | $2,301 | $19,950 |
| Anchorage, AK-1% | $11,100 | $3,901 | $1,492 | $21,850 |
| Beaumont, TX-11% | $9,850 | $4,232 | $4,582 | $24,000 |
| Flint, MI-7% | $10,350 | $2,904 | $3,071 | $21,700 |
| Peoria, IL-6% | $10,500 | $5,298 | $2,802 | $23,950 |
| Canton, OH-9% | $10,150 | $2,822 | $2,109 | $20,450 |
| Arlington, TX-6% | $10,550 | $4,232 | $4,582 | $24,700 |
| Shreveport, LA-11% | $9,900 | $1,180 | $5,185 | $21,600 |
| Tallahassee, FL-12% | $9,800 | $2,730 | $8,471 | $26,350 |
| Montgomery, AL-12% | $9,800 | $788 | $3,716 | $19,650 |
| Trenton, NJ-4% | $10,750 | $9,590 | $1,449 | $27,150 |
| Eugene, OR-4% | $10,650 | $3,876 | $1,647 | $21,500 |
| Davenport, IA-7% | $10,350 | $2,897 | $3,148 | $21,750 |
| Ann Arbor, MI-5% | $10,550 | $2,904 | $3,071 | $21,900 |
| Fort Collins, CO-6% | $10,550 | $2,602 | $5,511 | $24,000 |
| Gainesville, FL-10% | $10,000 | $2,730 | $8,471 | $26,550 |
| Lincoln, NE-8% | $10,200 | $3,549 | $5,513 | $24,600 |
| Rockford, IL-3% | $10,800 | $5,298 | $2,802 | $24,250 |
| Lubbock, TX-13% | $9,650 | $4,232 | $4,582 | $23,800 |
| Columbus, GA-13% | $9,750 | $2,341 | $2,301 | $19,750 |
| Boulder, CO-3% | $10,850 | $2,602 | $5,511 | $24,300 |
| Green Bay, WI-4% | $10,700 | $3,792 | $1,836 | $21,700 |
| Evansville, IN-8% | $10,300 | $1,614 | $2,869 | $20,150 |
| South Bend, IN-8% | $10,200 | $1,614 | $2,869 | $20,050 |
| Roanoke, VA-8% | $10,200 | $2,790 | $1,939 | $20,300 |
| Sioux Falls, SD-9% | $10,100 | $2,724 | $3,740 | $21,900 |
| Wilmington, NC-11% | $9,900 | $1,896 | $3,799 | $20,950 |
| Stamford, CT+2% | $11,350 | $6,643 | $2,132 | $25,500 |
| Waco, TX-12% | $9,850 | $4,232 | $4,582 | $24,000 |
| Jersey City, NJ+10% | $12,300 | $9,590 | $1,449 | $28,700 |
| Duluth, MN-3% | $10,800 | $3,357 | $3,333 | $22,850 |
| Laredo, TX-15% | $9,500 | $4,232 | $4,582 | $23,650 |
| Cedar Rapids, IA-7% | $10,350 | $2,897 | $3,148 | $21,750 |
| Tuscaloosa, AL-12% | $9,800 | $788 | $3,716 | $19,650 |
| Amarillo, TX-12% | $9,800 | $4,232 | $4,582 | $23,950 |
| Erie, PA-9% | $10,150 | $3,311 | $1,434 | $20,250 |
| Atlantic City, NJ-5% | $10,600 | $9,590 | $1,449 | $27,000 |
| Fargo, ND-6% | $10,500 | $2,468 | $2,846 | $21,150 |
| Charleston, WV-13% | $9,700 | $865 | $1,961 | $17,900 |
| Norfolk, VA-4% | $10,700 | $2,790 | $1,939 | $20,800 |
| Macon, GA-11% | $9,850 | $2,341 | $2,301 | $19,850 |
| Champaign, IL-3% | $10,800 | $5,298 | $2,802 | $24,250 |
| Burlington, VT-4% | $10,750 | $5,039 | $1,017 | $22,150 |
| Topeka, KS-9% | $10,200 | $2,798 | $5,289 | $23,650 |
| Rochester, MN-2% | $10,950 | $3,357 | $3,333 | $23,000 |
| Athens, GA-12% | $9,800 | $2,341 | $2,301 | $19,800 |
| Las Cruces, NM-12% | $9,850 | $1,731 | $3,497 | $20,450 |
| Columbia, MO-10% | $10,050 | $1,948 | $3,783 | $21,150 |
| St. George, UT-11% | $9,900 | $2,525 | $1,771 | $19,550 |
| Hilo, HI-2% | $10,950 | $2,239 | $738 | $19,300 |
| Billings, MT-5% | $10,550 | $2,693 | $3,221 | $21,800 |
| Greenville, NC-10% | $10,000 | $1,896 | $3,799 | $21,050 |
| Hattiesburg, MS-15% | $9,500 | $1,215 | $2,602 | $18,650 |
| Santa Fe, NM-10% | $10,050 | $1,731 | $3,497 | $20,650 |
| Missoula, MT-6% | $10,500 | $2,693 | $3,221 | $21,750 |
| Cheyenne, WY-9% | $10,200 | $1,767 | $2,075 | $19,400 |
| Fairbanks, AK+2% | $11,400 | $3,901 | $1,492 | $22,150 |
Upkeep is the LocalGoingRate basket × that city's price index. Property tax is the state median bill (Census ACS 2024). Insurance is the state's 2026 average for $300,000 dwelling coverage (Insurance.com / Quadrant). Utilities are the national average ($5,350). HOA dues are not included.
Property tax and home insurance in every state
Two costs you cannot shop your way out of. Property tax is set by your county on your assessed value; the effective rate here is the state median bill divided by the state median home value. Insurance is the 2026 average premium for a standard policy with $300,000 of dwelling coverage, with the change from 2025. What that premium actually pays for, situation by situation, is in Does homeowners insurance cover that?
| State | Effective tax rate | Median tax bill | Avg. insurance 2026 | vs 2025 |
|---|---|---|---|---|
| Alabama | 0.38% | $788 | $3,716 | +0.7% |
| Alaska | 1.11% | $3,901 | $1,492 | +6.8% |
| Arizona | 0.48% | $1,879 | $2,397 | +2.3% |
| Arkansas | 0.55% | $1,040 | $3,195 | -14.4% |
| California | 0.70% | $5,124 | $1,653 | +2.3% |
| Colorado | 0.48% | $2,602 | $5,511 | +11.0% |
| Connecticut | 1.81% | $6,643 | $2,132 | +11.0% |
| Delaware | 0.50% | $1,768 | $1,461 | +8.1% |
| District of Columbia | 0.58% | $4,312 | $1,558 | -5.9% |
| Florida | 0.76% | $2,730 | $8,471 | +6.8% |
| Georgia | 0.77% | $2,341 | $2,301 | -1.4% |
| Hawaii | 0.27% | $2,239 | $738 | +12.0% |
| Idaho | 0.49% | $2,038 | $2,412 | +7.7% |
| Illinois | 2.01% | $5,298 | $2,802 | +6.0% |
| Indiana | 0.74% | $1,614 | $2,869 | -0.6% |
| Iowa | 1.39% | $2,897 | $3,148 | +8.5% |
| Kansas | 1.29% | $2,798 | $5,289 | +0.6% |
| Kentucky | 0.75% | $1,544 | $4,471 | +10.6% |
| Louisiana | 0.55% | $1,180 | $5,185 | +4.2% |
| Maine | 1.02% | $3,036 | $1,299 | -2.5% |
| Maryland | 0.97% | $4,093 | $2,242 | +17.6% |
| Massachusetts | 1.07% | $5,992 | $2,112 | +42.9% |
| Michigan | 1.25% | $2,904 | $3,071 | +5.0% |
| Minnesota | 1.02% | $3,357 | $3,333 | +22.1% |
| Mississippi | 0.72% | $1,215 | $2,602 | -4.8% |
| Missouri | 0.85% | $1,948 | $3,783 | -4.9% |
| Montana | 0.72% | $2,693 | $3,221 | +0.2% |
| Nebraska | 1.49% | $3,549 | $5,513 | +21.1% |
| Nevada | 0.47% | $2,027 | $1,876 | +5.7% |
| New Hampshire | 1.66% | $6,667 | $1,324 | +1.9% |
| New Jersey | 2.11% | $9,590 | $1,449 | +1.1% |
| New Mexico | 0.70% | $1,731 | $3,497 | +21.9% |
| New York | 1.55% | $6,582 | $1,844 | +8.2% |
| North Carolina | 0.66% | $1,896 | $3,799 | -6.3% |
| North Dakota | 0.99% | $2,468 | $2,846 | -4.6% |
| Ohio | 1.31% | $2,822 | $2,109 | -0.4% |
| Oklahoma | 0.80% | $1,599 | $5,378 | +7.3% |
| Oregon | 0.81% | $3,876 | $1,647 | +4.8% |
| Pennsylvania | 1.30% | $3,311 | $1,434 | -4.9% |
| Rhode Island | 1.21% | $4,900 | $2,379 | -4.0% |
| South Carolina | 0.48% | $1,251 | $2,870 | -2.2% |
| South Dakota | 1.06% | $2,724 | $3,740 | -0.5% |
| Tennessee | 0.50% | $1,442 | $3,198 | +8.1% |
| Texas | 1.49% | $4,232 | $4,582 | +8.7% |
| Utah | 0.52% | $2,525 | $1,771 | -2.4% |
| Vermont | 1.59% | $5,039 | $1,017 | -4.3% |
| Virginia | 0.73% | $2,790 | $1,939 | +0.2% |
| Washington | 0.81% | $4,556 | $1,766 | +0.7% |
| West Virginia | 0.53% | $865 | $1,961 | +5.4% |
| Wisconsin | 1.42% | $3,792 | $1,836 | +1.3% |
| Wyoming | 0.57% | $1,767 | $2,075 | 0% |
Property tax: U.S. Census Bureau, ACS 2024 5-year (tables B25077 and B25103). Insurance: Insurance.com rates fielded by Quadrant Information Services, summer 2026, HO-3 policy, $300,000 dwelling, $1,000 deductible. National average premium $2,872; national median tax bill $3,119.
Big decisions — compare before you spend
The replacements that come up once or twice in the life of a house are the ones worth a half hour of comparison. Each guide prices both options for your city.
Free calculators → size an AC, a solar system, an EV charger or a water heater for your home before you ask for quotes.
Three rules to keep costs under control
1. The sinking fund
Divide the basket by 12 and move it every month into an account you don't touch: about $929 a month for an average home, $1,396 for one over 30. When the water heater goes, it's a transfer, not a credit card. Clever found 55% of homeowners couldn't cover a $5,000 repair without borrowing; this is the fix.
2. Preventative beats reactive
Every emergency in this guide has a cheap preventative twin: $230 tune-up vs $2,100 compressor; $250 anode rod vs $2,150 same-day replacement; $300 camera vs $2,500 dig-up; $250 gutter cleaning vs a fascia and foundation repair. The calendar above is the whole strategy.
3. Get quotes, every time
Prices for the same job vary 40–60% between contractors in the same city, and the first quote is rarely the fair one. Use our quote checker to see if a number is fair for your city before you say yes, or get free quotes from up to 2 local pros we've checked by text first.
Frequently asked questions
How much does it cost to maintain a house per year in the US?
Budget about $11,150 a year for maintenance, repairs and replacements on a 2,000 sq ft home of average age, or 1–2% of the home's value. A home under 10 years old runs $4,900–$7,950; one over 30 years old runs $13,400–$21,750. Add property tax, insurance and utilities and the total beyond the mortgage is about $22,500 a year.
What is the most expensive thing to replace in a house?
The roof, at $9,000–$18,000 for asphalt shingles on a 2,000 sq ft home, followed by a sewer line ($1,000–$5,500 for one section, far more for a full replacement), a full HVAC system ($6,500–$16,000) and a whole-house repipe ($4,500–$15,000). A major kitchen remodel costs more than any of them but is a choice, not a failure.
What home maintenance should be done every year?
An HVAC tune-up ($150–$450), gutter cleaning twice ($150–$400 each), a termite inspection, dryer vent cleaning, a water heater flush and anode check, smoke detector tests, and a walk around the roof and exterior after winter. Our calendar above puts them in order and totals about $2,900–$4,700 a year.
Does the age of a house affect maintenance costs?
Yes, more than anything else except size. Under 10 years old, upkeep is mostly servicing: about $4,900–$7,950 a year. Between 10 and 25 the first replacements land (water heater, AC, appliances, paint): about $8,900–$14,500. Past 30, the roof, sewer line, panel and plumbing come due, often in the same decade: $13,400–$21,750 or more.
How much are property taxes and home insurance in 2026?
The US median property tax bill is $3,119 a year (Census ACS 2024), from about $800 in Alabama to over $9,500 in New Jersey. The average 2026 home insurance premium is $2,872 for $300,000 of dwelling coverage, from $738 in Hawaii to $8,471 in Florida. The state table above has every state.
Is owning a home cheaper than renting long term?
Usually, but later than people think. Hidden costs of about $22,500 a year plus a higher mortgage rate mean a buyer in most large metros pays more per month than a renter for the first several years. Ownership wins over 7–10 years through equity, fixed principal and interest, and rent increases, provided the maintenance budget is real and not deferred.
What is the 1% rule for home maintenance?
Set aside 1% of the home's value every year for maintenance and repairs: $4,291 on the $429,100 median home. It is a floor, not a forecast. Use 1.5–2% for a home 10–25 years old and 2–3% past 30, or use the itemized basket in this guide, which comes to $11,150 for an average home.