Use this calculator to estimate your annual property tax in any Canadian city. Select your city from the dropdown for pre-loaded tax rates, or enter a custom rate. Property tax is one of the largest ongoing costs of homeownership and should be factored into your mortgage affordability calculations.
How property tax is calculated
Property tax in Canada is straightforward:
Annual Property Tax = Assessed Value × Tax Rate
The two variables — assessed value and tax rate — are both set by government bodies:
| Component | Set By | How Often |
|---|---|---|
| Assessed value | Provincial assessment authority (e.g., MPAC in Ontario, BC Assessment in BC) | Varies (annual to every 4 years) |
| Tax rate (mill rate) | Your municipality/city council | Annually (set during budget process) |
You have limited control over either, though you can appeal your assessed value if you believe it is incorrect.
Canadian property tax rates by city (2025)
Property tax rates vary dramatically across Canada. Cities with high property values tend to have lower rates, while cities with lower values have higher rates — but the dollar amounts can be similar.
Major cities compared
| City | Tax Rate | Tax on $400K Home | Tax on $700K Home | Tax on $1M Home |
|---|---|---|---|---|
| Toronto, ON | 0.599% | $2,396 | $4,193 | $5,990 |
| Vancouver, BC | 0.562% | $2,248 | $3,934 | $5,620 |
| Mississauga, ON | 0.665% | $2,660 | $4,655 | $6,650 |
| Calgary, AB | 0.730% | $2,920 | $5,110 | $7,300 |
| Ottawa, ON | 0.810% | $3,240 | $5,670 | $8,100 |
| Montreal, QC | 0.803% | $3,212 | $5,621 | $8,030 |
| Edmonton, AB | 0.866% | $3,464 | $6,062 | $8,660 |
| Charlottetown, PE | 0.850% | $3,400 | $5,950 | $8,500 |
| Quebec City, QC | 0.869% | $3,476 | $6,083 | $8,690 |
| St. John’s, NL | 0.980% | $3,920 | $6,860 | $9,800 |
| Hamilton, ON | 1.014% | $4,056 | $7,098 | $10,140 |
| Saskatoon, SK | 1.010% | $4,040 | $7,070 | $10,100 |
| Regina, SK | 1.090% | $4,360 | $7,630 | $10,900 |
| Halifax, NS | 1.110% | $4,440 | $7,770 | $11,100 |
| London, ON | 1.260% | $5,040 | $8,820 | $12,600 |
| Winnipeg, MB | 1.310% | $5,240 | $9,170 | $13,100 |
| Windsor, ON | 1.351% | $5,404 | $9,457 | $13,510 |
| Saint John, NB | 1.414% | $5,656 | $9,898 | $14,140 |
Rates are approximate and reflect the most recent available municipal tax rates including education levies. Actual rates may vary based on property class and specific municipal surcharges.
Why Toronto and Vancouver have low rates
It may seem counterintuitive that Canada’s most expensive cities have the lowest property tax rates. The reason is simple: the tax rate is set to generate the required municipal revenue from the total tax base.
Toronto’s property values are so high that even at 0.599%, the city collects sufficient revenue. If Toronto applied Winnipeg’s rate of 1.310%, homeowners would pay nearly $13,100 on a $1,000,000 home — far more than the city needs and far more than residents could sustainably afford.
However, the dollar amount paid is often comparable across cities. A $700,000 home in Toronto ($4,193/year) and a $300,000 home in Winnipeg ($3,930/year) pay nearly the same property tax despite wildly different rates and values.
Property assessment: how your value is determined
Ontario (MPAC)
The Municipal Property Assessment Corporation (MPAC) is responsible for assessing all properties in Ontario. Assessments were based on a January 1, 2016 valuation date (with phase-in), though the province has delayed reassessment multiple times. Key points:
- Valuation method: Comparable sales analysis
- Assessment cycle: Every 4 years (currently frozen at 2016 values)
- Appeal process: Request for Reconsideration → Assessment Review Board
- Appeal deadline: 120 days from assessment notice
British Columbia (BC Assessment)
BC Assessment conducts annual assessments based on July 1 market values:
- Valuation method: Comparable sales and market analysis
- Assessment cycle: Annual (every January)
- Appeal process: Property Assessment Review Panel → Property Assessment Appeal Board
- Appeal deadline: January 31 of the assessment year
Alberta
Alberta municipalities conduct annual assessments:
- Valuation method: Market value based on July 1 conditions
- Assessment cycle: Annual
- Appeal process: Local Assessment Review Board → Composite Assessment Review Board
- Appeal deadline: Varies (typically 60 days from notice)
Property tax as part of homeownership costs
Property tax is a significant ongoing cost that should be included in your homeownership budget. The table below shows how it fits alongside other costs:
| Cost | Typical Annual Amount | Monthly |
|---|---|---|
| Mortgage payment | Varies | Varies |
| Property tax | $3,000–$10,000+ | $250–$850+ |
| Home insurance | $1,200–$3,000 | $100–$250 |
| Utilities | $3,000–$6,000 | $250–$500 |
| Maintenance (1% rule) | 1% of home value | Varies |
| Condo fees (if applicable) | $3,000–$12,000 | $250–$1,000 |
When calculating if you can afford a home, include property tax in your GDS ratio calculation. Lenders include property tax when assessing your debt service ratios.
How to reduce your property tax
While you cannot change the municipal tax rate, you can take steps to manage your property tax:
1. Appeal your assessment
If your assessed value seems too high compared to similar homes in your neighbourhood, file an appeal. Gather evidence:
- Recent sale prices of comparable homes
- Photos of any significant deficiencies (structural issues, needed repairs)
- Previous assessment values for comparison
2. Claim available exemptions
Many municipalities offer tax relief:
- Senior tax deferral — Ontario, BC, and other provinces offer programs to defer property tax until the home is sold
- Low-income programs — Tax deferrals or cancellations for qualifying households
- Disability exemptions — Provincial programs for persons with disabilities
- Agricultural property — Lower rates for qualifying farm properties
3. Understand your property class
Property tax rates differ by property class. Residential rates are typically lower than commercial or multi-residential rates. Ensure your property is correctly classified.
Ontario education tax levy
In Ontario, property tax consists of two components:
| Component | Set By | Approximate Rate (Residential) |
|---|---|---|
| Municipal levy | City council | Varies by municipality |
| Education levy | Province of Ontario | ~0.153% (uniform across Ontario) |
| Total | Municipal + Education |
The education levy is set by the provincial government and is generally uniform across Ontario. When you see a city’s “total” property tax rate, it typically includes both the municipal and education portions.
Related tools and guides
- Mortgage Affordability Calculator — Include property tax in your affordability analysis
- Closing Costs Calculator — Budget for all costs of buying a home
- Land Transfer Tax Calculator — Calculate your one-time land transfer tax
- Debt Service Ratio Calculator — See how property tax affects your ratios
- Mortgage Calculator — Calculate your mortgage payments
- First-Time Home Buyer Guide — All programs for first-time buyers