Metro Vancouver Property Taxes 2026: A City-by-City Guide for Homeowners

2026 at a Glance

• Home values fell across most of the region, but mill rates rose to compensate.
• The City of Vancouver froze its municipal tax increase at 0%; most neighbouring cities approved increases between roughly 2% and 6%.
• The Home Owner Grant threshold dropped for the first time in years.
• The Property Tax Deferment Program became considerably more expensive for new deferrals.
• BC’s Speculation and Vacancy Tax rates are rising for the 2026 tax year.

How Property Tax Is Calculated in Metro Vancouver

Your annual bill is based on a simple formula: your property’s assessed value (from BC Assessment) divided by 1,000, multiplied by your municipality’s total tax rate (the “mill rate”). The rate is a stack of separate levies, and your city only controls one of them.

The City of Vancouver collects taxes on behalf of several other bodies, including the Metro Vancouver Regional District, the Municipal Finance Authority, BC Assessment and TransLink, and council has no control over the levies from other taxing authorities. The provincial school tax is also included. The same structure applies everywhere in the region. In Coquitlam, for example, approximately 41 cents of every property tax dollar is collected by the City on behalf of other government agencies, and in the City of North Vancouver approximately 42% of taxes collected are on behalf of other regional agencies like TransLink and the province. Property tax rates | City of Vancouver +2

Utility charges (water, sewer, garbage) are usually billed on top of property tax, and they have been rising faster than taxes in many municipalities because of Metro Vancouver’s major wastewater treatment projects.

Why a Lower Assessment Didn’t Mean a Lower Tax Bill

BC Assessment’s 2026 roll reflected a cooling market. Many homeowners throughout the Lower Mainland saw decreases in assessed value, with most changes ranging between -10 per cent and zero. White Rock saw the largest decline at nine per cent, followed by Richmond, Langley and the University Endowment Lands, each down eight per cent. Vancouver, West Vancouver and Coquitlam saw declines of five per cent, while Burnaby fell four per cent. Anmore recorded the largest increase, with benchmark single-family home values rising four per cent. Property assessments drop across Lower Mainland for 2026 – Business in Vancouver +2

Cities don’t set budgets based on property values. They decide how much money they need, then divide that amount across the total assessed value of the city. When overall values fall, the mill rate rises to raise the same revenue. What matters most for your bill is how your property’s value changed relative to the average in your city.

Vancouver shows this clearly. Council approved a 0% increase, yet the residential mill rate went up:

Source: City of Vancouver residential property tax rates City of Vancouver

Example: A Vancouver condo assessed at $1,200,000 would pay about $4,037 in 2026 ($1,200 × 3.36394). An owner-occupier who claims the $570 Home Owner Grant would pay about $3,467, before any utility charges.

2026 Municipal Property Tax Increases by City

The percentages below are the increase in each city’s municipal portion only. Your total bill will also reflect changes in school tax, TransLink and regional levies, plus your property’s value change relative to the city average.

Vancouver

The approved 2026 budget includes a 0% property tax increase while prioritizing frontline services such as public safety, road maintenance, arts and community grants, and library hours. The freeze follows several steep years: previous increases approved by Council were 10.7% in 2023, 7.3% in 2024, and 3.9% in 2025. Note that utility fees (solid waste, water, sewer) were approved to increase by an average of 4.2% in 2026. Vancouver City Council approves 2026 Budget with 0% property tax increase | City of Vancouver +2

Burnaby

Burnaby City Council approved a 2.9% increase in property taxes as part of the City’s 2026–2030 Financial Plan, which is equivalent to a $61 increase for an average residential property assessed at approximately $1.3 million. The city says the hike could have been much higher: an additional 6.05% was required to fund non-discretionary fixed costs, offset by revenue increases and operational efficiencies totaling 4.15%. Burnaby keeps tax rates affordable with latest financial plan | City of Burnaby +2

Surrey

Surrey city council approved a tax increase of 2.6 per cent for homeowners in its 2026 budget. A large share of new spending is tied to policing: the 2026 budget includes $284.5 million for the Surrey Police Service, a $45-million increase in funding over 2025. CBCSurrey Now-Leader

Richmond

Richmond’s increase came in lower than first proposed. A previous recommendation for a 3.28-per-cent increase dropped to 3.04 per cent, which works out to approximately $71 per year for the average residential property with an assessed value of $1,319,103 (2025 average). Richmond NewsRichmond Sentinel

Coquitlam and Port Coquitlam

Coquitlam approved a property tax increase of $93 a year for the average household (3.37%), or a total of $137 a year with utilities included. Including utility fees, Coquitlam residents are set to pay an average of $4,558 in 2026. Next door, Port Coquitlam approved a tax increase of 1.95 per cent for the average home, with about 73 per cent of the increase relating to mandated RCMP and labour contract costs. Balancing Today to Strengthen Tomorrow: Coquitlam Approves 2026 Budget • Coquitlam, BC +3

The North Shore

The City of North Vancouver delivered a balanced 2026 budget with a municipal tax rate increase of 2.92%. The District of North Vancouver approved 3.53% for 2026, including 2.03% for services and an additional 1.5% to address the infrastructure deficit. District residents should also watch utility bills: single-family homes could face a combined 7.4% utility increase, adding $178 annually. In West Vancouver, Council approved Operating and Capital Budgets for 2026 on March 9, including an operating levy increase of 2.43% and an asset levy increase of 1%. 2026 Property tax info +3

New Westminster

For 2026, taxpayers faced a 4.8 per cent property tax increase, as well as a new one per cent capital levy, which the city estimated as a $93 increase for the property tax and $19 for the capital levy on a typical residential property. Freshet NewsFreshet News

The Langleys

Township of Langley council approved the 2026 budget with a tax increase that amounts to about $107 on a single-family home with a value of $1.511 million. Owners should plan ahead: budget projections show a 22.8 per cent increase for 2027, which the mayor has attributed to budget reporting requirements. In Langley City, the budget resulted in an overall 5.82% property tax increase across all property types. Langley Township approves 3.97% tax increase for 2026 | Langley Advance Times +2

The 2026 Homeowner Grant: Lower Threshold

The Home Owner Grant reduces taxes on your principal residence, but it’s never automatic. To be eligible, the property must be the homeowner’s principal residence and homeowners must apply to receive the grant. Creston Valley Advance

• Threshold: The 2026 threshold is set at $2.075 million, down from $2.175 million in 2025. Creston Valley Advance
• Amount: As much as $570 for properties in the Capital, Fraser Valley and Metro Vancouver regional districts. Government of British Columbia
• Additional grant: Seniors, veterans and people with disabilities, or those living with a relative who has a disability, may be eligible for up to $845 in Metro Vancouver. Government of British Columbia
• Phase-out: The grant is reduced by $5 for each $1,000 of assessed value over $2,075,000. Homes phase out at $2.189 million in the Metro Vancouver region and at $2.244 million for the additional grant. British ColumbiaCreston Valley Advance

The lower threshold means some owners of detached homes near $2.1 million lost part or all of a grant they received in 2025.

Property Tax Deferment: The Biggest Change in Years

For decades, deferring property taxes was one of the cheapest ways for BC seniors to free up cash. That changed in 2026. For taxes deferred for 2026 and subsequent years, interest compounds monthly at an annual rate of 2% above the prime rate, replacing the old simple-interest rate of prime minus 2% for the regular program. Province of British Columbia

Property tax balances from 2025 or earlier are not affected and continue under the previous interest rules. However, if you’re registered for automatic renewal, your 2026 and later property taxes will be automatically deferred under the new terms unless you opt out. Seniors AdvocateProvince of British Columbia

The long-term cost difference is substantial. The Globe and Mail estimated that someone deferring $3,000 annually for 20 years would owe roughly $75,000 under the old rules, compared with $126,000 under the new rules. If you’ve been using deferment as a low-cost planning tool, it’s worth reviewing that decision with a financial advisor. The Globe and Mail

Vacancy Taxes: Vancouver’s Empty Homes Tax and BC’s SVT

Vancouver’s Empty Homes Tax (EHT) applies only within city limits. For the 2021 tax year onward, the Empty Homes Tax rate is 3%, and every owner must file a declaration, even if they live in the home. If you fail to declare by the deadline, your property will be deemed vacant and subject to a tax of 3% of its assessed taxable value, plus a $250 by-law ticket. The declaration for the 2025 tax year was due February 3, 2026, so expect the next one in early 2027. City of VancouverCity of Vancouver

BC’s Speculation and Vacancy Tax (SVT) covers most Metro Vancouver municipalities, and the rates are going up. For declarations made in 2027, foreign owners and owners with most of their income unreported in Canada will pay 3%, up from 2%. Canadian citizens and permanent residents with empty or underused homes will pay 1%, up from 0.5%. Government of British Columbia

High-value homes in Vancouver and elsewhere may also face the provincial additional school tax. Residential properties valued above $3 million (before land averaging is applied) may be subject to the additional tax. City of Vancouver

Key Dates for Metro Vancouver Property Owners

• Early January: BC Assessment notices arrive (values as of July 1 of the previous year).
• January 31: Typical deadline to file an assessment appeal with BC Assessment.
• Early February: Vancouver Empty Homes Tax declaration due.
• March 31: Speculation and Vacancy Tax declaration due.
• Late May: Municipal tax notices mailed.
• First business day of July: Property taxes due. In 2026, Coquitlam, Port Coquitlam and the City of North Vancouver all set July 2 as the deadline.

Late payment gets expensive quickly. In Coquitlam, for example, a 5% penalty applied to any unpaid balance after July 2, 2026, and an additional 5% penalty applies to any unpaid balance after September 15, 2026 (including unclaimed Home Owner Grants). Penalty schedules vary by city, so check your own municipality’s rules. Coquitlam

Practical Tips to Manage Your Property Tax Bill

1. Review your assessment in January. If your value seems too high compared with similar nearby homes, contact BC Assessment before the appeal deadline.
2. Claim your Home Owner Grant every year. Unclaimed grants are one of the most common reasons homeowners overpay or incur penalties.
3. Consider a monthly pre-payment plan. Most Metro Vancouver cities offer one, which spreads the cost across the year.
4. Budget for utilities separately. Regional water and sewer costs are climbing faster than municipal taxes in many cities.
5. Rethink tax deferment. With compounding interest at prime plus 2%, it now behaves more like a secured loan than a subsidy.
6. Stay engaged with your city’s budget. BC’s general local elections take place in October 2026, and the incoming councils will shape the 2027 budgets.

Frequently Asked Questions

Which Metro Vancouver city has the lowest property tax?
It depends on how you measure it. Vancouver has one of the lowest mill rates, but high home values mean dollar amounts can still be significant. Among 2026 increases, Vancouver (0%) and Port Coquitlam (1.95%) had the smallest municipal increases.

Why did my taxes go up when my assessment went down?
Because cities raise a fixed budget amount. If overall values in your city fell more than your property’s value did, your share of the tax load increased.

Do I need to apply for the Home Owner Grant every year?
Yes. The grant doesn’t renew automatically, and it’s claimed through the Province of BC, not your city.

Does the Empty Homes Tax apply in Burnaby or Surrey?
No. The EHT is a City of Vancouver bylaw. Other municipalities in the region may be covered by the provincial Speculation and Vacancy Tax instead.

Is property tax the same as property transfer tax?
No. Property tax is an annual bill from your municipality. Property transfer tax is a one-time provincial tax paid when you buy a property.

The Bottom Line

Property taxes in Metro Vancouver are shaped by three moving parts: your home’s value relative to your neighbours’, your city council’s budget, and provincial and regional levies you can’t vote on locally. In 2026, falling assessments pushed mill rates up, most cities approved moderate increases, and provincial changes to the Home Owner Grant and tax deferment program shifted more costs onto owners. Keeping track of key dates and claiming every benefit you qualify for is the most reliable way to keep your bill in check.

This article is for general information only and does not constitute tax, legal or financial advice. Tax rates and program rules change annually, so always confirm details with your municipality, BC Assessment, or the Province of BC before making decisions.

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