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.
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.
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 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.
- 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.