📊 Definition
Real Estate Taxes per Unit measures annual property tax burden per unit. It's typically the largest single operating expense and a key factor in property operating efficiency and market competitiveness.
The Formula
Expressed as dollars per unit per year
Example Calculation
A 200-unit property paid $450,000 in property taxes last year:
Where Does the Data Come From?
Property tax data comes from multiple sources:
- Tax Bills: Annual or semi-annual property tax statements
- GL Accounts: Property tax expense accounts in PMS
- County Assessor: Assessed values and tax rates
- Income Statements: Property tax line items
Property taxes are typically 15-30% of total operating expenses, making them one of the largest controllable costs.
Who Uses This Metric?
Asset Managers
Benchmark tax burdens across properties and markets. High taxes per unit reduce NOI per unit and property competitiveness. Track for appeal opportunities and budget planning.
Acquisitions Teams
Evaluate tax implications during underwriting. Markets with $3,000/unit taxes require $300/month higher rents than $1,500/unit markets to achieve equivalent returns.
Property Managers
Monitor tax assessments and file appeals when values increase disproportionately. Successful appeals can save thousands per unit annually.
Why This Metric Matters
1. Major NOI Driver
Property taxes typically represent 20-35% of operating expenses. Reducing taxes from $2,500/unit to $2,250/unit on a 200-unit property saves $50,000 annually—flowing directly to NOI and adding $1M in value at 5% cap rate.
2. Market Competitiveness Factor
High-tax markets require premium rents to offset tax burden. Properties paying $3,000/unit in taxes need $250/month higher rents than $1,000/unit properties to achieve similar NOI per unit.
3. Appeal Opportunity Indicator
Tracking taxes per unit identifies appeal candidates. If your property pays $2,500/unit but comparables pay $2,000/unit, you have a strong appeal case worth pursuing.
💡 Pro Tip
Appeal property taxes proactively. Even 10% reductions are meaningful—$2,500/unit to $2,250/unit saves $50K annually on 200 units. Hire tax consultants who work on contingency (no savings = no fee) to minimize risk.
Frequently Asked Questions
What's typical for real estate taxes per unit?
Varies dramatically by location. Low-tax states (Texas, Florida): $500-1,500/unit. Moderate: $1,500-2,500/unit. High-tax states (NY, NJ, IL): $2,500-4,500/unit. Always compare to local market, not national averages.
How do I reduce property taxes?
File tax appeals challenging assessed values. Compare to recent sales comps and demonstrate property issues (deferred maintenance, vacancies, market challenges). Hire specialist firms who work on contingency. Even small reductions compound over years.
Why did my property taxes increase?
Common causes: rising property values (assessor increases assessed value), millage rate increases (local government raises rates), completed improvements (triggering reassessment), or removal of tax abatements. Monitor assessments and appeal when appropriate.
Should I include tax appeals in underwriting?
Conservative approach: assume current taxes continue. Aggressive approach: model 5-10% reduction if strong appeal case exists. Don't rely on speculative tax savings for deal viability—treat successful appeals as upside, not base case.
How do property tax abatements work?
Some jurisdictions offer temporary tax abatements for new construction or renovations (e.g., 421-a in NYC). Abatements phase out over time—factor full tax burden into long-term underwriting even if abated initially.
Track Property Tax Burdens
BubbleGum BI tracks property taxes per unit with portfolio benchmarking via our financial dashboard—identifying high-tax properties and appeal opportunities to optimize NOI.
Schedule Your Demo Today