How is property tax calculated in Canada?

Assessed value multiplied by the total residential tax rate. The municipality sets its own rate each year in its budget, and the province adds an education rate. Some cities add a regional, transit or library levy. The rate is applied to the value on your assessment notice, not to what you paid.

Why is my assessed value lower than what my house is worth?

Because assessments lag the market. Ontario still uses values as of January 1, 2016. British Columbia and Alberta use July 1 of the previous year. Quebec uses a roll that lasts three years. A lower assessment does not mean a lower bill, because the city sets the rate to raise the budget it needs from the total assessment.

Which city has the lowest property tax in Canada?

By rate, the big cities with expensive homes, such as Vancouver, Toronto and Markham, are lowest, all under 0.8%. By dollars on a typical home the picture flips, because their assessments are the highest. Smaller cities like Windsor and Chatham-Kent have rates above 2% on much lower values.

Does the tax rate include the education portion?

Yes. The rates on this page are the full residential rate: the municipal levy plus the provincial education or school tax plus any regional levy charged on value. Each city page explains how its total is built.

Is property tax paid monthly?

Most cities bill in two to six instalments a year and offer a monthly pre-authorized plan. If your lender collects it with the mortgage payment, they add about one twelfth of the annual bill to each payment and pay the city for you.

What is not in the bill this calculator shows?

Flat charges that some cities bill separately for water, sewer, garbage and stormwater, local improvement charges, and grants or deferrals that lower the bill, such as the BC Home Owner Grant. Those depend on your address and situation.

Can I appeal my assessment?

Yes, every province has a review process with a deadline printed on the notice. An appeal changes your assessed value, not the rate. It is worth doing when comparable homes on your street are assessed for less.

Is the rate on my bill the same as the one here?

It should match the city's published residential rate for 2026. Where a city publishes several components, the note on the page shows how they were added. If your bill differs, the usual reasons are a different property class, a phased-in assessment change, or a charge that is not based on value.

Property Tax Calculator: 2026 Rates for 102 Canadian Cities

Enter your home's assessed value and pick your city to see the property tax for the year and the month, from the 2026 residential rate your municipality published. The page ranks the rate against the other cities in your province and shows what the same assessment would cost in each of them.

Province

CityToronto, 2026 residential rate: 0.7673% of assessed value

Assessed value of the home

From your assessment notice or last tax bill, not the purchase price

What the home is worth today (optional)

Shows the tax as a share of market value, since assessments lag

Property tax on a $700,000 assessment in Toronto$5,371 a yearThat is $447.60 a month, or $767 for every $100,000 of assessed value, at the 2026 rate for Toronto of 0.7673%. Of the 42 Ontario cities here, Toronto has the 4th lowest rate. The same assessment costs $5,060 in Markham and $16,259 in Chatham-Kent.

How the rate for Toronto is built. Residential (RT) total 0.767311% = city 0.605295% + education 0.153000% + City Building Fund 0.009016% (CBF included).

Ontario, 2026 residential rates	Rate	Tax on $700,000
Markham	0.723%	$5,060
Vaughan	0.749%	$5,245
Richmond Hill	0.760%	$5,321
Toronto	0.767%	$5,371
Oakville	0.851%	$5,957
Milton	0.864%	$6,045
Aurora	0.874%	$6,118
Newmarket	0.919%	$6,433
Halton Hills	0.955%	$6,688
Caledon	0.982%	$6,875
Burlington	1.015%	$7,107
Mississauga	1.088%	$7,615
Brampton	1.253%	$8,774
Ottawa	1.272%	$8,905
Ajax	1.336%	$9,350
Pickering	1.337%	$9,361
Whitby	1.382%	$9,677
Kitchener	1.406%	$9,842
Clarington	1.419%	$9,935
Waterloo	1.432%	$10,026
Barrie	1.468%	$10,273
Guelph	1.494%	$10,461
Cambridge	1.512%	$10,585
Hamilton	1.557%	$10,901
Kawartha Lakes	1.574%	$11,017
Oshawa	1.575%	$11,027
Brantford	1.595%	$11,166
Kingston	1.605%	$11,238
London	1.727%	$12,090
Niagara Falls	1.749%	$12,242
Sarnia	1.797%	$12,581
North Bay	1.810%	$12,673
St. Catharines	1.842%	$12,895
Peterborough	1.889%	$13,225
Greater Sudbury	1.907%	$13,350
Cornwall	1.910%	$13,371
Sault Ste. Marie	1.912%	$13,383
Thunder Bay	1.923%	$13,461
Welland	1.982%	$13,871
Belleville	2.030%	$14,212
Windsor	2.097%	$14,676
Chatham-Kent	2.323%	$16,259

What the bill usually adds or leaves out
Flat charges for water, sewer, garbage or stormwater, where the city bills them separately	not included
Local improvement charges and business improvement area levies	not included
Provincial or municipal homeowner grants and seniors' deferrals that lower the bill	not included
A change in the assessment when the roll is updated or the home is sold	not modelled

Show the math

Annual tax = assessed value × total residential rate. The rate is the sum of the municipal levy, the provincial or school education levy and any regional, transit or library levy that is charged on value, exactly as the city publishes it for 2026. Cities that publish mill rates (per $1,000) or rates per $100 of assessment are converted to a percentage. The assessed value comes from your province's assessment body, which is not the market value: Ontario still uses January 1, 2016 values, BC uses July 1 of the previous year, Alberta July 1 of the previous year, Quebec a three-year roll. The ranking compares the rates published by the 42 Ontario municipalities in our data, not every municipality in the province.

How this calculator works

Property tax has two parts. The assessed value is set by your province’s assessment body and printed on your notice. The rate is set every year by your city council when it passes the budget, with the education portion added by the province. Multiply the two and you have the bill before any flat charges.

Every rate here is the total residential rate as the city itself publishes it for 2026, converted to a percentage of assessed value. Where a city publishes the pieces separately, the page adds them up and shows the working in a note.

The ranking compares the 102 municipalities in our data, which are the largest in each province. The biggest cities have their own page; pick any other city in the calculator above and the address updates so you can share it.

2026 rates in the largest cities

City	Residential rate	Tax on a $700,000 assessment	Per $100,000
Toronto	0.767%	$5,371	$767
Vancouver	0.336%	$2,354	$336
Montreal	0.702%	$4,913	$702
Calgary	0.665%	$4,655	$665
Edmonton	1.036%	$7,255	$1,036
Ottawa	1.272%	$8,905	$1,272
Winnipeg	1.321%	$9,250	$1,321
Halifax	1.113%	$7,791	$1,113

Worked example: a $700,000 assessment in Toronto

Toronto’s 2026 residential rate is 0.7673%. On a $700,000 assessment the tax is $5,371 a year, or $447.60 a month. That is $767 for every $100,000 of assessed value. Of the 42 Ontario cities in the data, Toronto has the 4th lowest rate. The same assessment would cost $5,060 in Markham and $16,259 in Chatham-Kent, the lowest and highest of those cities.

Why a low rate can still mean a high bill

A city sets its rate by dividing the budget it needs by the total assessed value of every property. Where homes are expensive, the same budget needs a lower rate. Toronto’s 0.77% on a typical assessment of several hundred thousand dollars raises more per home than Windsor’s 2.10% on a much lower one. Compare bills, not rates, when you compare cities.

Assumptions

The rate is applied to the assessed value you enter. Phase-ins, exemptions and property classes other than residential are not modelled.
Flat charges and user fees billed on the same statement are not included, and neither are homeowner grants or deferrals.
Rates are for the 2026 tax year as published by each municipality. The notes on each city page say what was included.

Property tax by city

Each page starts from that city's published 2026 residential rate, its place among the province's cities, and who sets its assessed values. Every other municipality is in the calculator above.

Common questions

Frequently asked questions

How is property tax calculated in Canada?: Assessed value multiplied by the total residential tax rate. The municipality sets its own rate each year in its budget, and the province adds an education rate. Some cities add a regional, transit or library levy. The rate is applied to the value on your assessment notice, not to what you paid.
Why is my assessed value lower than what my house is worth?: Because assessments lag the market. Ontario still uses values as of January 1, 2016. British Columbia and Alberta use July 1 of the previous year. Quebec uses a roll that lasts three years. A lower assessment does not mean a lower bill, because the city sets the rate to raise the budget it needs from the total assessment.
Which city has the lowest property tax in Canada?: By rate, the big cities with expensive homes, such as Vancouver, Toronto and Markham, are lowest, all under 0.8%. By dollars on a typical home the picture flips, because their assessments are the highest. Smaller cities like Windsor and Chatham-Kent have rates above 2% on much lower values.
Does the tax rate include the education portion?: Yes. The rates on this page are the full residential rate: the municipal levy plus the provincial education or school tax plus any regional levy charged on value. Each city page explains how its total is built.
Is property tax paid monthly?: Most cities bill in two to six instalments a year and offer a monthly pre-authorized plan. If your lender collects it with the mortgage payment, they add about one twelfth of the annual bill to each payment and pay the city for you.
What is not in the bill this calculator shows?: Flat charges that some cities bill separately for water, sewer, garbage and stormwater, local improvement charges, and grants or deferrals that lower the bill, such as the BC Home Owner Grant. Those depend on your address and situation.
Can I appeal my assessment?: Yes, every province has a review process with a deadline printed on the notice. An appeal changes your assessed value, not the rate. It is worth doing when comparable homes on your street are assessed for less.
Is the rate on my bill the same as the one here?: It should match the city's published residential rate for 2026. Where a city publishes several components, the note on the page shows how they were added. If your bill differs, the usual reasons are a different property class, a phased-in assessment change, or a charge that is not based on value.

Sources

Every figure on this page comes from one of these primary sources. Data last verified September 7, 2026.

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Data verified for tax year 2026: September 7, 2026 Updated September 22, 2026 By Nishant Malik, founder of GlassLayer

Property Tax Calculator: 2026 Rates for 102 Canadian Cities

How this calculator works

2026 rates in the largest cities

Worked example: a $700,000 assessment in Toronto

Why a low rate can still mean a high bill

Assumptions

Property tax by city

Ontario

British Columbia

Quebec

Alberta

New Brunswick

Manitoba

Nova Scotia

Saskatchewan

Newfoundland and Labrador

Prince Edward Island

Yukon

Frequently asked questions

Sources

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