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Assessment & Tax Bill

Assessment & Tax Bill

​​​Your property tax bill is based on the budgetary needs of The City (municipal tax) and the province (provincial tax) multiplied by the portion allocated to you. Your portion is determined by the value of the property you own in Calgary, which is your property assessment.

My assessment went down, so my taxes should also go down?

Unfortunately, no. The portion of property tax you’re responsible for isn’t based on how much your property’s assessment changes year to year. The change in the tax portion your responsible for is based on your assessed value in relation to the overall market change in Calgary.

Understanding typical market change in Calgary​

Regardless if your portion changes or not, several other factors impact your tax bill.

While The City of Calgary did not increase its budget, the typical Calgary home did see a combined (provincial and municipal) increase of 7.5%. In comparison, many businesses saw a significant decrease of 12.07% to support our local economy.

Learn more about how property taxes are calculated here.

Understanding the typical market change in Calgary

In 2020, the overall market change in residential market is -4% and on the non-residential side it is plus 2%.

If your residential property’s approximate year-to-year per cent change in assessment is:

LESS THAN the typical per cent change (-4%): The portion of taxes owed will be less than the 7.5% increase.

In 2019, Arham’s home was assessed at $444,000. This year, his home was assessed at $420,000 meaning it dropped by approximately $24,000 or less than the typical -4% (typical market change).

2019 residential property assessment 2020 residential property assessment

$444,000

$420,000

Difference

-$24,000 or -5%

Since Arham’s home change -5% was less than the typical market change -4% his portions of tax owed decreased in 2020.

Residential market change is only one factor that impacts Arham’s property tax bill. He’ll still see an increase because of the combined provincial and municipal tax increase of 7.5% this year, but because his portion of tax decreased, his total increase is 6%.

THE SAME as the typical per cent change (-4%): The portion of taxes owed will be approximately the same as the 7.5% increase.

Last year, Suki’s home was assessed at $475,000. This year, her home was assessed at $455,000 meaning it dropped by approximately $20,000 or -4% (equal to the typical market change of -4%).

2019 residential property assessment 2020 residential property assessment

$475,000

$455,000

Difference

-$20,000 or -4%

Since Suki’s home assessment value dropped by -4% or same as the overall residential market change in 2020. Her portion of tax allocated to her will be the same.

As noted above, residential market change is only one factor that impacts Suki’s tax bill. The combined provincial and municipal tax increase of 7.5% for 2020 means Suki tax bill is equal to 7.5% increase.

MORE THAN the typical per cent change (-4%): The portion of taxes owed will be more than the 7.5% increase.

Gerry decided to make several home improvements to his property last summer including building a garage. He was surprised this year when he received his assessment because it had dropped $11,000 to $825,000.

2019 residential property assessment 2020 residential property assessment

$836,000

$825,000

Difference

-$11,000 or -1%

Since Gerry’s property’s assessment only dropped -1%, which is more than the typical market change -4%, the portion of tax allocated to his property has increased.

As mentioned residential market change is only one factor that impacts Gerry’s tax bill. Together with the combined provincial and municipal tax increase of 7.5% will mean that Gerry’s tax bill increases by 10% this year.

Estimating your residential tax change for 2020

To find your year-to-year tax change compare your current tax bill and your previous year’s tax bill. To help ensure you’re comparing the correct numbers use our online tax change calculator.

Property tax bills include a municipal and provincial portion

The amount you see on your property tax bill include both a municipal and a provincial portion. For residential taxpayers, this amounts to approximately 63% for municipal services such as police, fire, transit, streets and parks, while 37% of the amounts collected are sent to the province. These two portions are calculated using a different rate. The annual property tax bill arriving this June shows a separate line for municipal and provincial tax and combines them together to show your total amount owed. The provincial tax rate is set by the province and all the provincial tax revenue is remitted to the province.

Online tax change calculator

Municipal tax increase

The residential municipal tax rate increased from last year by approximately 7.5%. This is made up of:

  • A 0.75% increase because of the reductions in fine revenue, biological testing cannabis tax revenues, and grant adjustments in the October 2019 and 2020 provincial budgets.
  • A 6.76% increase because of a shift in tax responsibility​ from non-residential tax payers to residential tax payers.

Provincial tax increase

During the world-wide COVID-19 pandemic, the province announced immediate funding to support Albertans, including freezing 2020 rates at 2019 levels - reversing the 3.4% it added in February's 2020 Budget.

With new equalized assessment provided by the Province, the provincial property tax portion for 2020 will still increase by 7.55% on residential properties to recover the balance of the 2019 provincial education requisition that was underestimated due to the delay in the province releasing their budget. This will result in an increase of approximately $88 a year for the typical home in Calgary.

What does this mean for a typical home in Calgary?

Using the $475,000 typical home from last year, if the assessment dropped by the overall market change (-4%) it would come down to $455,000 this year. Its portion of tax allocated to it would not change. But their tax bill will still increase to account for the expanded budget requirements of the municipal and provincial governments.

The property tax bill in this case will increase by approximately $20 a month or $240 a year after the 1.5% Municipal tax rebate. An estimated breakdown on those amounts is as follows:

The City of Calgary

  • $135 more per year as a result of a shift in tax responsibility from non-residential tax payers to residential tax payers.
  • $15 more a year as a result of the reductions in fine revenue, biological testing, cannabis tax revenue and grant adjustments in the October 2019 provincial budget.

The Government of Alberta

  • $52 more a year to recover the balance of the 2019 provincial catch-up that was underestimated due to the delay in the provincial budget.
  • $36 more a year due to an increase in provincial equalized assessment on residential properties.

Can I get an estimate of my property tax bill?

Use our property calculator to get an estimate of what your property tax bill before it  is mailed in late May. The calculator is updated each January and provides a breakdown of all the factors that go into the amount you’ll see on your next tax bill.

Visit calgary.ca/propertytax for further information about how and where to pay your property tax bill or calgary.ca/TIPP to join our monthly Tax Instalment Payment Plan (TIPP).

Supporting citizens and businesses in response to COVID-19

The City is supporting citizens and businesses in response to the COVID-19 pandemic. Council approved municipal property tax relief measures that support taxpayers facing financial hardship. Visit calgary.ca/propertytax for information on tax relief as well as how paying your property tax by the due date helps fund essential City services Calgarians rely on.

But knowing an estimate of what your bill will be can help you prepare and budget for the year.

What if I have questions regarding my property assessment?

City staff are available to assist you with your tax or assessment questions. Visit the tax contact page and assessment contact page ​for a list of ways you can get assistance.