Mississauga property tax calculator
$8,159 a year on $750,000 of assessed value, at 1.0879%. Not one tax — 3 of them on the same assessment, and the assessment is a 1 January 2016 value.
The value on your assessment notice, not the market price. MPAC sets it as at 1 January 2016.
$680 a month · 1.0879% of assessed value
| City of Mississauga 0.3961% | $2,971 |
| Region of Peel 0.5388% | $4,041 |
| Education 0.153% | $1,148 |
| Total | $8,159 |
3 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 Mississauga charges, line by line
Mississauga's 2026 residential rate is 1.0879% — $8,159 a year on an assessed value of $750,000, or $680 a month. It is not one tax. It is 3 of them on the same assessment:
City of Mississauga — 0.3961% — $2,971.
Region of Peel — 0.5388% — $4,041. The upper-tier municipality — and it takes more than the city does, which is true of most two-tier bills and surprises almost everyone.
Education — 0.153% — $1,148. Set by the Province of Ontario.
Mississauga is the second two-tier example here, and the clearest illustration of why a city’s own tax increase is not your tax increase: the Region of Peel levies more than the city, so a debate about Mississauga’s rate is a debate about the smaller share.
And the number it multiplies is a 1 January 2016 value
Mississauga taxes the assessed value set by MPAC as at 1 January 2016. 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.
Ontario's valuation date has not moved since 2016: your 2026 bill runs on what the property would have sold for 10 years ago, in its current state and condition. What you paid for it does not enter into it.
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 Mississauga actually takes it
6 payments, not one, and they are not evenly spaced. Mississauga bills the year twice: 3 instalments on the interim bill, from March 5, 2026, and 3 on the final, ending September 3, 2026. On $750,000 of assessed value that splits $8,159 into the schedule below.
MPAC sets it as at 1 January 2016.
At zero the instalments are even. Move it and watch where the increase lands: the interim bill is set from last year, so it cannot carry any of it.
On an instalment of $1,360, being 1 month late costs $17.00.
$4,080 on the interim bill, $4,080 on the final.
| Due | Bill | Amount |
|---|---|---|
| March 5, 2026 | Interim bill | $1,360 |
| April 2, 2026 | Interim bill | $1,360 |
| May 7, 2026 | Interim bill | $1,360 |
| July 2, 2026 | Final bill | $1,360 |
| August 6, 2026 | Final bill | $1,360 |
| September 3, 2026 | Final bill | $1,360 |
| Total | $8,159 |
- Pre-authorized — due date plan — $1,360 × 6
- The six ordinary instalment dates, withdrawn automatically. Dates: Mar 5, Apr 2, May 7, Jul 2, Aug 6, Sep 3.
- Pre-authorized — monthly plan — $680 × 12
- Six withdrawals from January to June cover the interim levy, on whichever of the 1st, 8th, 15th or 22nd the taxpayer picks, moving to the next business day for a weekend or statutory holiday.
Dates read off City of Mississauga — By-law 0166-2025 (Collection of interim taxes for the year 2026), and Interim and final tax bills 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.
Weighted by how much each instalment carries, your money is out of your account on average by June 4 — 09-03 being the day the last of it goes, and January to 5 being months in which Mississauga asks you for nothing at all.
And there is a longer way to do it. Pre-authorized — due date plan spreads the same $8,159 over 6 withdrawals of $1,360, the last of them on September 3, 2026 — the same span as the ordinary schedule.
By-law 0166-2025 was enacted on 5 November 2025 and came into force on 1 January 2026. Non-residential property does not get the same spread: its interim levy falls in a single instalment on 5 March and its final in one on 6 August. The 2026 final bills were issued on 8 June 2026.
The bill that arrives in February is not about this year
This is the part that makes people think their bill is wrong, and it is worth getting straight before you compare anything.
The 3 instalments due before summer are the interim levy, and the interim levy is calculated from last year's tax bill. It has to be: in February the council has not yet passed the budget that sets this year's rate, so there is no rate to bill you at. Municipal Act, 2001, S.O. 2001, c. 25, s. 317 caps it at 50 per cent of what you were billed in total the previous year.
Mississauga puts it in its own by-law: By-law 0166-2025, section 2(1): the amount levied "shall not exceed 50 percent of the total amount of taxes for municipal and school purposes levied on the property for the previous year". Where the interim levy would come to less than twenty-five dollars, section 5 sets it at zero.
Then the final bill arrives with the real rate on it, and the last 3 instalments are whatever is left of the year. Which produces the effect nobody warns you about: a tax increase does not arrive evenly. If Mississauga raises your tax 5 per cent, your instalments up to May 7 are identical to last year's, and the whole increase lands on the 3 payments from July 2 onwards. On a $750,000 assessment your July 2 instalment comes out $130 bigger than your March 5 one — same house, same year, same rate, and the two halves of the year simply are not asking for the same money.
So your July 2 instalment looking worse than your March 5 one is not a mistake and not a surcharge. It is the arithmetic of being billed before the budget exists. The slider in the tool above moves the increase and shows exactly where it falls.
What one late instalment costs in Mississauga
A late payment charge of 1.25% of the instalment amount owing is added the day after payment is due, and a further 1.25% on any amount owing on the first day of every month until it is paid.
In money, on the $1,360 instalment above: $17.00 after one month, $101.99 after six. The charge is on the instalment you missed and not on the year's bill, which is the one piece of good news in this section.
Alberta prices it the other way round. Calgary charges 7 per cent of the unpaid amount on 1 July — a single hit, the day after the one deadline it has. At Mississauga's 1.25 per cent a month it would take you about 6 months of lateness to reach the same place. Ontario's instalments are more forgiving of a slip and less forgiving of a habit.
Being on a pre-authorized plan is the practical defence: the withdrawal happens on the day whether you remember it or not.
Mississauga is 5th 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%.
3. Toronto — $5,755 at 0.7673%.
4. Edmonton — $7,773 at 1.0364%.
5. Mississauga — $8,159 at 1.0879% ← this page.
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 Mississauga for 2026?
- 1.0879% on residential property, made up of 3 separate levies: City of Mississauga at 0.3961%, Region of Peel at 0.5388%, Education at 0.153%. On $750,000 of assessed value that is $8,159 a year.
- How much is property tax on a $750,000 house in Mississauga?
- $8,159 a year, $680 a month — provided $750,000 is the assessed value rather than the market price. In Ontario the assessment is a 1 January 2016 value set by MPAC.
- When is Mississauga property assessed?
- At 1 January 2016, and it has not moved since. Ontario's province-wide reassessment was postponed for the pandemic and the postponement extended by regulation, so 2026 taxes run on 2016 values — 10 years old.
- When is Mississauga property tax due in 2026?
- In 6 instalments: March 5, 2026, April 2, 2026, May 7, 2026, July 2, 2026, August 6, 2026, September 3, 2026. The first 3 are the interim bill, the rest the final bill.
- How many times a year do you pay property tax in Mississauga?
- 6 times on the ordinary schedule, across two bills — an interim one in February and a final one after council passes the budget. The pre-authorized plans offer 6, 12 withdrawals instead.
- Why is my Mississauga interim tax bill different from my final one?
- Because the interim bill is not calculated from this year's rate at all. Under Municipal Act, 2001, S.O. 2001, c. 25, s. 317 it is at most 50 per cent of what you were billed last year, sent in February because the council has not yet passed this year's budget. The final bill carries the real rate, so any increase for the year lands entirely on the instalments from July 2 onwards.
- What happens if I pay my Mississauga property tax late?
- A late payment charge of 1.25% of the instalment amount owing is added the day after payment is due, and a further 1.25% on any amount owing on the first day of every month until it is paid. On the $1,360 instalment a $750,000 assessment produces, one month late costs $17.00.
- Can I pay Mississauga property tax monthly?
- Yes. Pre-authorized — due date plan — The six ordinary instalment dates, withdrawn automatically. Pre-authorized — monthly plan — Six withdrawals from January to June cover the interim levy, on whichever of the 1st, 8th, 15th or 22nd the taxpayer picks, moving to the next business day for a weekend or statutory holiday.
- 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.