Calgary property tax calculator
$4,987 a year on $750,000 of assessed value, at 0.665%. Not one tax — 2 of them on the same assessment, and the assessment is a 1 July 2025 value.
Written and edited by Pablo Ruiz QuinteroSources checked September 1, 2026Rates read off City of Calgary — Current property tax rates (2026) on 2026-09-07The value on your assessment notice, not the market price. the City of Calgary sets it as at 1 July 2025.
$416 a month · 0.665% of assessed value
| Municipal 0.3891% | $2,918 |
| Provincial (education) 0.2759% | $2,069 |
| Total | $4,987 |
2 separate bodies levy on the same assessment here. This is the amount levied, before any rebate, grant or deferral you may be entitled to — those are claimed separately.
What Calgary charges, line by line
Calgary's 2026 residential rate is 0.665% — $4,987 a year on an assessed value of $750,000, or $416 a month. It is not one tax. It is 2 of them on the same assessment:
Municipal — 0.3891% — $2,918.
Provincial (education) — 0.2759% — $2,069. Requisitioned by the Province of Alberta; the city collects it and passes it on.
Alberta values property at 1 July of the year before the tax year, so a 2026 bill runs on a July 2025 market value — recent by Ontario standards, where the base is a decade old.
And the number it multiplies is a 1 July 2025 value
Calgary taxes the assessed value set by the City of Calgary as at 1 July 2025. That date does more work than the rate does, and it is the part people get wrong when they check a calculator against their bill.
Alberta revalues every year at 1 July of the year before, so a 2026 bill runs on a July 2025 market value. Your assessment moves with the market, which means your bill can rise in a year the council did not raise the rate — and can fall in a year it did.
So take the assessed value off your assessment notice, not off a listing site, and the arithmetic above will match your bill to the cent.
When Calgary actually takes it
Calgary does not do instalments. The whole 2026 bill — $4,987 on $750,000 of assessed value — falls due on June 30, 2026, in one payment, and that is the only date on the calendar.
the City of Calgary sets it as at 1 July 2025.
On an instalment of $4,987, being 1 month late costs $349.12.
Billed once, and due in full on June 30, 2026.
| Due | Bill | Amount |
|---|---|---|
| June 30, 2026 | Final bill | $4,987 |
| Total | $4,987 |
- Tax Instalment Payment Plan (TIPP) — $416 × 12
- A withdrawal every month instead of the single June payment.
Dates read off City of Calgary — Property tax payment, and Late payments and penalties (Bylaw 8M2002) on 2026-09-17. Your own bill is the authority for your own property, and a mortgage lender paying on your behalf pays to its own timetable.
There is no February bill here because Alberta has no interim levy. Ontario councils bill twice a year precisely because they cannot wait for their own budget: they send out half of last year's tax in February and settle up in June. Alberta sends one bill, later, with the real number on it.
The alternative is Tax Instalment Payment Plan (TIPP), which replaces the single payment with 12 monthly withdrawals of $416. It is worth knowing that this is not a convenience so much as insurance — see what one day late costs, below.
Alberta has no interim levy: the whole year is billed once, and the whole year is due on one day. The trade-off is visible in the penalty — Calgary charges more for being a day late than Ontario charges for being five months late.
What one late instalment costs in Calgary
Seven per cent of the unpaid current taxes on 1 July and a further seven per cent on 1 October — $70.00 for every $1,000 outstanding, each time. After 31 December, 1% of the arrears on the first of every month. The charges are set by Bylaw 8M2002.
In money, on the $4,987 that $750,000 of assessment produces: $349.12 as soon as the deadline passes, and $698.24 once the second charge has landed. There is no smaller unit to be late on — Calgary bills the year in one instalment, so the penalty is on the whole year's tax.
And it is worth seeing that rate next to Ontario's, because the two provinces price lateness completely differently. Calgary takes 7 per cent the day after the deadline and another 7 per cent three months later. Ontario cities take 1.25 per cent a month. A Calgary owner one day late has already paid what an Ontario owner would take 6 months to accumulate.
Being on a pre-authorized plan is the practical defence: the withdrawal happens on the day whether you remember it or not.
Calgary is 2nd of 7 — and that means less than it sounds
Same $750,000 of assessed value, six cities, 2026 rates:
1. Vancouver — $2,523 at 0.3364%.
2. Calgary — $4,987 at 0.665% ← this page.
3. Toronto — $5,755 at 0.7673%.
4. Edmonton — $7,773 at 1.0364%.
5. Mississauga — $8,159 at 1.0879%.
6. Kitchener — $10,545 at 1.406%.
7. Hamilton — $11,679 at 1.5572%.
Before drawing any conclusion from that order, remember what the rate is: the council's budget divided by everything it can tax. Vancouver is at the top of the cheap end because property there is worth a great deal, not because its council is frugal, and Hamilton is at the bottom for the mirror-image reason.
The comparison that would actually mean something is the tax on the house you would buy in each city, and that is a different sum in each. Change the assessed value in the calculator to yours and the ranking may well reorder.
The same tax year, and five different ideas of when it is due
Rates get compared endlessly and calendars never do, which is odd, because the calendar is the part that touches your bank account. Weighting each instalment by what it carries, here is the average day the money leaves:
1. Kitchener — June 1, across 4 payments.
2. Toronto — June 2, across 6 payments.
3. Mississauga — June 4, across 6 payments.
4. Hamilton — June 8, across 4 payments.
5. Calgary — June 30, across 1 payment.
That is 29 days between Kitchener and Calgary — and it understates the spread, because the pre-authorized plans go further than the ordinary schedule does. The last scheduled withdrawal anywhere in this dataset is December 15, 2026, on Toronto's Pre-Authorized Tax Payment — eleven instalments. A Toronto owner on that plan is still paying 2026 tax 168 days after a Calgary owner has finished with it entirely.
The dividing line is provincial, not municipal. The four Ontario cities here bill twice — an interim levy in February set from last year's bill, a final one in June with the real rate — because Municipal Act, 2001, S.O. 2001, c. 25, s. 317 both allows it and caps it. Alberta bills once, later, with the actual number on it. Neither is more generous; they put the uncertainty in different places, and the Ontario arrangement is the one that makes a rate increase arrive as a jump in July rather than as a slightly larger number twelve times.
Your 2026 Ontario tax bill runs on what your house was worth in 2016
Not a typo, and not an approximation. Ontario property tax for 2026 is calculated on the assessed value at 1 January 2016 — 10 years ago. MPAC, the provincial body that values every property in Ontario, has not carried out a province-wide reassessment since 2016.
The 2020 update was postponed for the pandemic, and in August 2023 the province filed a regulation extending the postponement through the end of the 2021–2024 cycle. The postponement has outlived its reason by some margin, and the base has stayed where it was.
Two consequences that matter to you. What you paid for the house is irrelevant — buying in 2023 at 2023 prices does not change your assessment, which is still a 2016 figure. And the freeze is not neutral: neighbourhoods that rose faster than average since 2016 are undertaxed relative to the ones that rose slower, and every year the freeze continues the gap widens. When the reassessment finally lands it will move bills sharply in both directions without any council raising a rate.
So if you are checking an Ontario figure against your bill, use the assessed value on your MPAC notice, not what a realtor says the house is worth. In Alberta and British Columbia the question does not arise: both value at 1 July of the year before the tax year, so a 2026 bill there runs on a July 2025 market value.
Where every rate on this page came from
Municipal rates are not published in one place, because no one body sets them. Each of these was read off the document that approves it, with the date it was read:
City of Toronto — Property tax rates and fees, 2026 Property Tax Rates — read 2026-09-07. https://www.toronto.ca/services-payments/property-taxes-utilities/property-tax/property-tax-rates-and-fees/
City of Hamilton — By-law 26-064, To Set and Levy the Rates of Taxation for the Year 2026 — read 2026-09-07. https://www.hamilton.ca/sites/default/files/2026-04/26-064.pdf
City of Mississauga — By-law 0061-2026, Schedule A, 2026 Final Tax Rates and Levy — read 2026-09-08. https://www.mississauga.ca/wp-content/uploads/2026/05/01132447/2026-Tax-Ratios-2026-By-law-0061-2026.pdf
City of Kitchener — 2026 Final Tax Rates — read 2026-09-07. https://www.kitchener.ca/media/1itfipd0/2026-rates-remediated.pdf
City of Calgary — Current property tax rates — read 2026-09-07. https://www.calgary.ca/property-owners/taxes/current-rates.html
City of Edmonton — Property tax breakdown, 2026 rates under Bylaw 21442 — read 2026-09-07. https://www.edmonton.ca/residential_neighbourhoods/property_tax_assessment/tax-breakdown
City of Vancouver — Residential property tax rates — read 2026-09-07. https://vancouver.ca/home-property-development/residential.aspx
MPAC — The Assessment Cycle (2026 taxes on 1 January 2016 values) — read 2026-09-07. https://www.mpac.ca/en/UnderstandingYourAssessment/AssessmentCycle
Province of British Columbia — Home owner grant — read 2026-09-07. https://www2.gov.bc.ca/gov/content/taxes/property-taxes/annual-property-tax/home-owner-grant
And what this does not cover:
— Only the cities whose own 2026 rate document could be read are here. Ottawa is the one large Ontario city missing: it publishes a property tax estimator that will give you your own bill, but its 2026 rates appear in none of its published tax policy reports — three of them, 91 pages between them, with not one rate in any. It is not shown rather than shown with a guess.
— Rebates, deferrals and grants are not applied. British Columbia's home owner grant, Ontario's senior and disabled homeowner relief, and Alberta's deferral programmes all reduce what you actually pay, and each has its own application.
— Local improvement charges, business improvement area levies and garbage or water charges appear on the same bill in several of these cities and are not property tax. They are not included here.
— The figure assumes the ordinary residential class. Farm, managed forest, multi-residential and new multi-residential are taxed at different rates in every city on this list.
— British Columbia charges an additional school tax on residential property assessed above $3 million, and it is not applied here.
Where the dates came from
Due dates are set by by-law, one municipality at a time, and a by-law is the only thing that actually fixes them — a city web page describes the usual practice, which is not always what the by-law did. Each of these was read, with the date it was read:
City of Toronto — Property Tax Due Dates, and Late Tax Bill Payments — read 2026-09-17. https://www.toronto.ca/services-payments/property-taxes-utilities/property-tax/property-tax-due-dates/
City of Mississauga — By-law 0166-2025 (Collection of interim taxes for the year 2026), and Interim and final tax bills — read 2026-09-17. https://www.mississauga.ca/wp-content/uploads/2025/11/10112500/Tax-Collection-of-Interim-Taxes-2026-By-law-0166-2025.pdf
City of Hamilton — By-law 25-211 (interim levy, 2026), By-law 26-064 (rates and final instalments, 2026), and Property Tax Due Dates and Penalties — read 2026-09-17. https://www.hamilton.ca/sites/default/files/2025-11/25-211.pdf
City of Kitchener — Paying your taxes — read 2026-09-17. https://www.kitchener.ca/taxes-utilities-and-finance/property-taxes/paying-your-taxes/
City of Calgary — Property tax payment, and Late payments and penalties (Bylaw 8M2002) — read 2026-09-17. https://www.calgary.ca/property-owners/taxes/payment.html
And the two that could not be read, because "we did not look" and "it does not exist" are different claims and so is "we could not get to it":
Edmonton — edmonton.ca returned HTTP 502 Bad Gateway from every route tried — the property tax pages, the penalties page and both copies of the Tax Penalty, Interest and Monthly Payment Bylaw. The city’s own server, not a block on reading it. Tried 2026-09-17.
Vancouver — vancouver.ca serves a bot-verification interstitial in place of the page. Working around it is not something this site does, so the due dates and penalty rates are not published here. Tried 2026-09-17.
Where to go next
Questions
- What is the property tax rate in Calgary for 2026?
- 0.665% on residential property, made up of 2 separate levies: Municipal at 0.3891%, Provincial (education) at 0.2759%. On $750,000 of assessed value that is $4,987 a year.
- How much is property tax on a $750,000 house in Calgary?
- $4,987 a year, $416 a month — provided $750,000 is the assessed value rather than the market price. In Alberta the assessment is a 1 July 2025 value set by the City of Calgary.
- When is Calgary property assessed?
- At 1 July 2025, by the City of Calgary. Alberta revalues every year, so your assessment moves with the market and your bill can change without the council changing the rate.
- When is Calgary property tax due in 2026?
- In one payment, on June 30, 2026. Alberta has no interim levy, so there is no February bill and no instalments unless you join Tax Instalment Payment Plan (TIPP).
- How many times a year do you pay property tax in Calgary?
- Once, unless you are on the monthly plan, which turns it into 12 withdrawals. The single deadline is June 30, 2026.
- What happens if I pay my Calgary property tax late?
- Seven per cent of the unpaid current taxes on 1 July and a further seven per cent on 1 October — $70.00 for every $1,000 outstanding, each time. After 31 December, 1% of the arrears on the first of every month. The charges are set by Bylaw 8M2002. On the $4,987 instalment a $750,000 assessment produces, one month late costs $349.12.
- Can I pay Calgary property tax monthly?
- Yes. Tax Instalment Payment Plan (TIPP) — A withdrawal every month instead of the single June payment.
- Does this include rebates and grants?
- No. This is the levy before any relief. Rebates and deferrals for seniors, people with a disability and low-income owners exist in all three provinces here, each applied for separately, and British Columbia's home owner grant is claimed every year after the bill is issued.