Property Tax Calculator Canada
Enter your assessed value and see what your municipality charges — per year and per month. Rates for 18 cities were checked against official municipal sources on 23 August 2026, and every one is editable, because yours is the number that counts.
Your property
This is the value your province assessed the property at — the figure on your tax or assessment notice. It is not what you paid. In Ontario, MPAC assessments are still based on 1 January 2016 values, so yours is probably well below today's market price.
Toronto's 2026 rate, checked 2026-08-23. Official source. Replace it with the rate on your own bill if they differ.
Municipal 0.605295% + City Building Fund 0.009016% + education 0.153%.
What you'd pay
Per month
$448
This is the figure that belongs in your mortgage affordability calculation — lenders count property tax as part of your housing costs.
Check this against your own bill
There are roughly 3,500 municipalities in Canada and every one sets its own rate, every year. The eighteen listed here were verified against official municipal sources, with the date shown — but your own tax notice is always the authority, and in several cities the rate depends on your exact address.
How much is property tax in Canada?
It depends entirely on your municipality, and the spread is wide: about 0.34% of assessed value in Vancouver against about 2.10% in Windsor. On a $700,000 assessment that is roughly $2,350 a year versus $14,700. Your bill is the assessed value — not your purchase price — multiplied by a rate that combines a municipal portion with a provincially set education portion, and every municipality re-sets it annually.
Key Takeaways
- Property tax is charged on your assessed value, not what you paid. In Ontario, MPAC assessments are still based on 1 January 2016 values, so most homes are assessed well below market price.
- The rate you see published is usually several rates added together — municipal, sometimes a special levy, and an education portion set by the province.
- Saskatchewan applies its rate to 80% of assessed value and Manitoba to 45%, so their published rates aren't comparable to Ontario's until normalised. Regina's 1.601534% is about 1.281% of full value.
- Several big cities have no single rate at all — Ottawa, Hamilton, Halifax, Montréal and Winnipeg all vary by area, service or school division.
- Quebec's school tax is billed separately, on the value above a $25,000 exemption, so it can't be added to the municipal rate as a flat percentage.
- Lenders count property tax in your GDS ratio, so a higher bill directly reduces the mortgage you qualify for.
2026 rates by city
Restated against full assessed value so the cities are actually comparable. Checked 23 August 2026 against the official source linked on each row.
| City | Rate on full value | On a $700k assessment | Notes |
|---|---|---|---|
| VancouverBritish Columbia | 0.3364% | $2,355 | |
| SurreyBritish Columbia | 0.3427% | $2,399 | Plus $300 parcel tax. |
| VictoriaBritish Columbia | 0.5656% | $3,959 | |
| WinnipegManitoba | 0.5947% | $4,163 | Varies 1.135035%–1.32885%. Published as 1.32147% on 45% of value. |
| MontréalQuebec | 0.6566% | $4,596 | Varies 0.6229%–0.7403%. Municipal only. |
| CalgaryAlberta | 0.6650% | $4,655 | |
| Québec CityQuebec | 0.7464% | $5,225 | Municipal only. |
| TorontoOntario | 0.7673% | $5,371 | |
| EdmontonAlberta | 1.0364% | $7,255 | |
| SaskatoonSaskatchewan | 1.0467% | $7,327 | Published as 1.30835% on 80% of value. |
| MississaugaOntario | 1.0879% | $7,615 | |
| HalifaxNova Scotia | 1.1350% | $7,945 | Varies 1.018%–1.135%. |
| BramptonOntario | 1.2534% | $8,774 | |
| OttawaOntario | 1.2640% | $8,848 | Varies 1.2%–1.35%. |
| ReginaSaskatchewan | 1.2812% | $8,969 | Published as 1.601534% on 80% of value. |
| HamiltonOntario | 1.5572% | $10,901 | Varies 1.247%–1.557234%. |
| LondonOntario | 1.7271% | $12,090 | |
| WindsorOntario | 2.0965% | $14,676 |
Assessed value is not market value — especially in Ontario
Ontario property tax is still calculated on MPAC's 1 January 2016 valuations. Assessment updates have been postponed repeatedly, so a home that would sell for $1.1M today may be assessed nearer $700,000 — and its tax bill is based on the lower figure. Take the number from your assessment notice rather than from your purchase agreement.
Frequently asked questions
- How is property tax calculated in Canada?
- Your assessed value multiplied by your municipality's tax rate. The rate is itself several rates added together — the municipal portion, sometimes a special levy, and an education portion the province sets. Rates are re-set every year and vary enormously: Vancouver is about 0.34% while Windsor is about 2.10%.
- Is property tax based on what I paid for my home?
- No. It is based on the assessed value, which is set by a provincial assessment body, not by your purchase price. In Ontario this matters a great deal: MPAC assessments are still based on 1 January 2016 values, so most Ontario homes are assessed well below what they would sell for today. Using your purchase price will overstate your tax bill.
- Why do some cities publish a much higher rate than others?
- Sometimes because tax really is higher, and sometimes because the rate is applied to a different base. Saskatchewan applies its residential rate to 80% of assessed value and Manitoba to 45%, so their published rates look higher than they are. Regina's 1.601534% is equivalent to about 1.281% of full assessed value. This calculator restates every rate against full assessed value so the comparison is fair.
- Does every city have a single property tax rate?
- No, and several large ones don't. Ottawa's rate depends on your transit, fire and conservation authority area; Hamilton's on the former municipality and fire service; Halifax's on the parcel; Montréal's on the borough; Winnipeg's on the school division. For those cities this calculator shows a labelled representative rate and the range across the city, and points you at the municipal estimator.
- Does property tax affect how much mortgage I qualify for?
- Yes. Lenders include property tax in your housing costs when they calculate your GDS ratio, alongside the mortgage payment, heat, and half of any condo fee. A higher property tax bill directly reduces the mortgage you can qualify for, which is why the monthly figure matters as much as the annual one.
Property tax is one line of your total housing cost. The affordability calculator shows how it affects the mortgage you qualify for, and the closing cost calculator covers the one-time costs of buying.
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