Canada Property tax Calculator
Estimate the annual residential property tax on a Canadian home using your municipality’s published rate and your property’s assessed value. The calculator separates the municipal portion from the provincial education portion and shows monthly and per-CAD-1,000 equivalents.
Select Province & Municipality
Choose your province, then your city. Pre-loaded total residential rates cover major municipalities, or select "Custom" to enter your own municipality's rate.
Enter the Assessed Value
Type or slide to your property's assessed value as set by the assessment authority (MPAC, BC Assessment, or your municipal assessor).
Review the Breakdown
See the estimated annual figure with a municipal-versus-education breakdown, plus monthly and per-instalment equivalents.
CA Property Tax Calculator
2025 municipal rates · Annual residential property tax
Tax Summary
TORONTO, ONYour property tax summary
A plain-English read of the estimated annual property tax for this property, using the 2025 published residential rate for the selected municipality.
Same home, different city
Estimated annual property tax on the assessed value entered above, using each city’s 2025 published residential rate. Rates vary widely — a low rate in a high-value market does not always mean a low bill.
| Municipality | 2025 Rate | Estimated Annual Tax | Per Month |
|---|
What makes up the rate
The total residential rate combines a municipal portion (set by the local council) and a provincial education portion. Some cities add a dedicated levy, such as Toronto’s City Building Fund.
| Component | Rate | Annual Amount |
|---|
Spreading the cost
How the estimated annual tax breaks down across common payment frequencies. Most municipalities issue an interim and a final bill, and offer pre-authorised instalment plans.
| Frequency | Payments / Year | Amount Each |
|---|
How Property Tax Works in Canada
A reference guide to municipal property tax — how the rate is built, how assessment differs by province, and how the same home is taxed across major cities. Figures are 2025 published residential rates from official municipal sources.
The Canadian Property Tax Landscape
Property tax is the largest own-source revenue for most Canadian municipalities, funding services such as policing, fire, transit, waste collection and roads, alongside a provincial education levy. The amount owing is calculated as assessed value × total residential tax rate, where the total rate combines a municipal portion set by the local council and an education portion set by the province.
Rates vary widely. Large, high-value cities such as Vancouver, Toronto and Calgary tend to have the lowest percentage rates, because a broad and valuable tax base raises sufficient revenue at a modest rate. Smaller cities and regional hubs often apply higher rates against lower average home values. As a result, a low rate in a high-value market does not always produce a low dollar bill, and a high rate in a lower-value market does not always produce a high one.
Common Property Tax Scenarios
How property tax generally applies in situations beyond a standard owner-occupied home. Treatment varies by municipality — these are general descriptions only.
New Builds
Newly built homes are assessed once construction is complete, and a supplementary or omitted assessment may apply for the portion of the year the property was occupied. The first full bill reflects the new assessed value rather than the land-only value.
Condominiums
Each condo unit is assessed and taxed individually on its own assessed value at the residential rate. Condo fees are separate and are paid to the corporation, not the municipality — property tax is billed directly to the unit owner.
Renovations & Reassessment
Significant additions or improvements can prompt a reassessment that raises the assessed value, and therefore the tax. Routine repairs and maintenance generally do not change the assessment. In Ontario, the assessment base is currently frozen at 2016 values.
Vacant & Speculation Taxes
Several municipalities, including Toronto, Ottawa and Vancouver, levy a separate vacant home or empty homes tax on properties left unoccupied. These are additional to standard property tax and usually require an annual occupancy declaration.
Residential Rate Comparison
2025 published total residential tax rates for selected major municipalities. Rates are set annually — confirm the current figure with each municipality before relying on it.
Total Residential Rates by City (2025)
| Municipality | Province | 2025 Total Rate | Tax on CAD 800,000 | Source |
|---|---|---|---|---|
| Vancouver | BC | 0.311827% | CAD 2,495 | vancouver.ca |
| Calgary | AB | 0.618000% | CAD 4,944 | calgary.ca |
| Toronto | ON | 0.754087% | CAD 6,033 | toronto.ca |
| Montreal | QC | 0.589100% | CAD 4,713 | montreal.ca |
| Mississauga | ON | 0.929000% | CAD 7,432 | mississauga.ca |
| Edmonton | AB | 1.007000% | CAD 8,056 | edmonton.ca |
| Brampton | ON | 1.040000% | CAD 8,320 | brampton.ca |
| Ottawa | ON | 1.085000% | CAD 8,680 | ottawa.ca |
| Halifax | NS | 1.196000% | CAD 9,568 | halifax.ca |
| Hamilton | ON | 1.464000% | CAD 11,712 | hamilton.ca |
| Windsor | ON | 2.095000% | CAD 16,760 | citywindsor.ca |
Assessment Basis by Province
| Province | Assessment Authority | Basis |
|---|---|---|
| Ontario | MPAC (provincial) | Current value, currently frozen at January 1, 2016 values |
| British Columbia | BC Assessment (provincial) | Market value, reassessed annually (July 1 valuation date) |
| Alberta | Municipal assessors | Market value, reassessed annually |
| Quebec | Municipal / regional | Three-year assessment roll cycle |
| Manitoba | Municipal / provincial | Tax applied to a portion (45%) of assessed value in Winnipeg |
Worked Examples
Illustrative calculations showing how assessed value and the local rate combine. Figures are examples only and use 2025 published rates.
Canada Property Tax Snapshot
Residential rates by city, the municipal vs education split, and the bill on a benchmark home
2025 published municipal ratesRate Analysis
By rate, by dollar bill on CAD 800,000
Municipal vs Education
Split of the total rate, cities where published
Toronto Rate Composition
How the 0.754087% total rate is built (2025)
Annual Tax on CAD 800,000
Estimated annual bill on a benchmark home, by city
| Municipality | Province | 2025 Total Rate | Tax on CAD 800,000 |
|---|---|---|---|
| Vancouver | BC | 0.311827% | CAD 2,495 |
| Montreal | QC | 0.589100% | CAD 4,713 |
| Calgary | AB | 0.618000% | CAD 4,944 |
| Toronto | ON | 0.754087% | CAD 6,033 |
| Mississauga | ON | 0.929000% | CAD 7,432 |
| Edmonton | AB | 1.007000% | CAD 8,056 |
| Brampton | ON | 1.040000% | CAD 8,320 |
| Ottawa | ON | 1.085000% | CAD 8,680 |
| Halifax | NS | 1.196000% | CAD 9,568 |
| Hamilton | ON | 1.464000% | CAD 11,712 |
| Windsor | ON | 2.095000% | CAD 16,760 |
Canada Property Tax News & Updates
Recent municipal budget decisions, assessment-authority releases and provincial program changes affecting residential property tax — sourced from official city, MPAC, BC Assessment and provincial channels.
Toronto Adopts 2026 Budget With 2.2% Residential Tax Increase
Toronto City Council adopted its 2026 budget, confirming a combined residential property tax and City Building Fund levy increase of 2.2% — the smallest increase in three years, following 6.9% in 2025 and 9.5% in 2024.
What Changed
- Combined increase of 2.2%, made up of a 0.7% residential operating levy increase and a 1.5% City Building Fund levy increase
- The City reports this equals about CAD 91.53 per year (CAD 7.63 per month) for an average Toronto home
- Average current value assessment of a Toronto home cited at CAD 692,140 (MPAC)
- Property tax relief programs remain available for eligible low-income seniors and people with disabilities
Context
The figure illustrates how municipal councils set a budget first, then derive the tax rate from the total assessment base. Actual bills vary by assessed value.
Key Dates
The 2026 Budget was deemed adopted in February 2026. Interim and final billing dates are published by the City.
Ontario 2026 Assessments Remain on January 1, 2016 Values
MPAC confirmed that property assessments for the 2026 property tax year continue to be based on fully phased-in January 1, 2016 values, as the province-wide reassessment remains postponed. Notices were mailed only where a property changed.
What Changed
- 2026 assessed values still reflect what a property would have sold for on January 1, 2016
- 618,360 properties received a 2026 Property Assessment Notice — typically those with new construction, renovations or a classification change
- Owners can compare their property using MPAC's AboutMyProperty tool and Property Pulse Dashboard
- Because the cycle is frozen, relative tax share can shift as market values diverge from 2016 values
Context
Ontario's system is revenue-neutral: a reassessment redistributes share between properties rather than raising total revenue for a municipality.
Key Dates
The deadline to file a Request for Reconsideration for the 2026 tax year is March 31, 2026.
Alberta Education Portion Rises Sharply in 2026 Calgary Bills
The City of Calgary reports the provincial (education) portion of 2026 residential property tax increased 19.8% from 2025, while the municipal portion rose about 1.8% for a typical home — illustrating how two separate authorities set one combined bill.
What Changed
- Provincial education portion up 19.8% for residential properties (collected by the City on behalf of the Province)
- Municipal portion up about 1.8% for a typical home (around CAD 49 per year)
- For a typical home at the 2026 median assessed value of CAD 706,000, the City estimates roughly CAD 338 of the increase comes from the provincial portion
- About 42% of a Calgary residential bill funds the provincial portion; the remainder funds City services
Context
The education (school) portion is a province-set component that appears on municipal bills in Alberta and Ontario alike.
Key Dates
Calgary property tax bills are mailed in May; the annual lump-sum payment is due June 30, with a monthly instalment plan (TIPP) available.
BC Assessment Releases 2026 Roll Reflecting July 1, 2025 Values
BC Assessment released 2026 property assessments reflecting market value as of July 1, 2025. Across the Lower Mainland, most residential values softened, with typical changes ranging from -10% to 0%.
What Changed
- 2026 values reflect market conditions as of July 1, 2025 and physical condition as of October 31, 2025
- Most Lower Mainland homeowners can expect changes between -10% and 0%; Vancouver Island generally -5% to +5%
- Total Lower Mainland assessments fell from about CAD 2.01 trillion (2025) to about CAD 1.92 trillion (2026)
- Values are searchable free via the Assessment Search service at bcassessment.ca
Context
BC Assessment sets values; municipalities then set tax rates against the roll after finalising their own budgets in spring.
Key Dates
Owners who disagree could contact BC Assessment in January; the Notice of Complaint (Appeal) deadline was February 2, 2026.
BC Home Owner Grant Threshold Set at CAD 2.075M for 2026
The Province of British Columbia set the 2026 home owner grant threshold at CAD 2.075 million, down from CAD 2.175 million in 2025 — the first decrease in years, reflecting softer assessed values.
What Changed
- Threshold lowered to CAD 2,075,000 for 2026 (from CAD 2,175,000)
- The Province states the new threshold keeps the same percentage of BC homes below the cutoff as in 2025
- Homes above the threshold see the grant reduced by CAD 5 per CAD 1,000 of assessed value above it
- Regular grant amounts were unchanged: up to CAD 570 in Metro Vancouver, Fraser Valley and the Capital Regional District; up to CAD 770 elsewhere
Context
The grant reduces annual property tax payable on a principal residence; it does not change the underlying assessed value or tax rate.
Key Dates
The Province notes the grant is typically claimed in May, after tax notices arrive and before the July due date.
Toronto Graduated Land Transfer Tax Rates Begin April 1, 2026
On December 17, 2025, Toronto City Council passed graduated Municipal Land Transfer Tax (MLTT) rates for high-value residential properties, effective April 1, 2026. This is a one-time tax on purchase — separate from annual property tax.
What Changed
- New graduated MLTT rates apply to higher-value residential properties containing one or two single-family residences
- The new rates take effect April 1, 2026
- The MLTT is charged by the City of Toronto in addition to the provincial Land Transfer Tax, and applies at the time of purchase
Context
Land Transfer Tax is paid once when a property is bought. Annual property tax — estimated by this calculator — is a separate, recurring charge based on assessed value.
Key Dates
Transactions closing on or after April 1, 2026 fall under the new MLTT structure.
Calgary 2026 Assessment Notices Mailed; Bills Follow in May
The City of Calgary mailed 2026 Property Assessment Notices on January 14, 2026, reflecting a July 1, 2025 valuation date. Tax rates were finalised after the provincial budget, with bills mailed in May.
What Changed
- Assessment Notices reflect market value as of July 1, 2025
- The total assessed value of all Calgary properties is used to calculate the rate; an individual assessment determines that property's share
- The City provides an online estimator at calgary.ca to preview a 2026 bill and its breakdown
Context
Alberta municipalities assess annually, unlike Ontario's frozen 2016 cycle — so Calgary values move with the market each year.
Key Dates
Bills are mailed in May; the lump-sum payment is due June 30, with the monthly TIPP instalment plan available.
Canada Property Tax — Frequently Asked Questions
Common questions about how residential property tax works in Canada — how it is calculated, how properties are assessed, what appears on a bill, and special cases — referenced against official government and assessment-authority guidance.
Important Disclaimer
For educational and informational purposes only. This calculator produces estimates of annual residential property tax based on the inputs provided, the municipal and provincial (education) tax rates published for the selected municipality, and the assessed value entered. Property tax in Canada is set and administered by individual municipalities, with an education portion set by the province. The calculator simplifies many aspects of property taxation and does not capture every local levy, charge, rebate, or individual circumstance.
Not a complete picture of property tax. Total property tax can include municipal levies, a provincial education portion, and additional charges such as local improvement, transit, or special-area levies that vary by municipality and property class. Assessed value is set by a separate assessment authority — such as MPAC in Ontario, BC Assessment in British Columbia, or a municipal assessor in Alberta — and the valuation date and reassessment cycle differ by province. Annual property tax is separate from one-time charges such as land transfer tax, and from any municipal, provincial, or federal vacancy taxes.
No warranty of accuracy. While Money Snap takes reasonable care to source figures from official authorities (municipal governments, MPAC, BC Assessment, and provincial finance bodies), this calculator is provided "as is" without any express or implied warranty as to accuracy, completeness, timeliness, or fitness for any particular purpose. Tax rates, assessment values, thresholds, and rules are set annually by municipalities and provinces and change frequently — figures shown may be out of date, and circumstances not captured by the inputs may materially affect actual tax payable.
Not financial advice. Information provided is general in nature only and does not take into account your personal objectives, financial situation, or needs. Results do not constitute financial, tax, or legal advice, and use of this calculator does not create an advisory relationship. Before relying on any figure shown, verify the current rate and assessed value with your municipality and assessment authority, or obtain advice from a qualified professional.
Limitation of liability. To the maximum extent permitted by law, Money Snap accepts no liability for any loss, damage, cost, or expense — direct or indirect — arising from reliance on this calculator or the information it produces. Users are responsible for verifying all figures with the relevant municipality and assessment authority before relying on them. Use of this calculator is subject to our Terms of Use.
Enjoying Money Snap?
This calculator is 100% free to use. Get started now or share it with friends who might find it helpful!