Delivering City services and determining your property tax bill

We deliver services and programs that Calgarians need and value every day. Your input, several key decisions and dates influence the property tax bill you receive each year. Property taxes comprise about half of the operating budget. The remainder comes from user fees, permits, and licensing.

Learn more about when and how annual adjustments are made

When all property tax inputs are known, your bill is mailed in May

During budget deliberations and at different times of the year you may hear about changes to the tax rate. It’s important to remember this is only one input of the calculation that will determine your property tax bill. After all inputs are determined, your property tax bill is calculated and mailed out in May each year.

There are three main inputs required, and they are:

  1. The City Budget
  2. Property assessments
  3. The Provincial Budget 

Council may also approve changes to how property tax is distributed between residential and non-residential properties that can impact your tax bill. Today, the distribution of municipal taxes for residential properties is 52 percent vs 48 percent non-residential.

The City Budget

The first of three inputs determined is the City Budget, which is typically decided upon in November and finalized in the spring. This is the amount, after subtracting all other sources of revenue such as user fees and provincial grants, we need to deliver the services citizens value.

This change is referred to as the municipal tax rate change but may not match the change you see in your tax bill. This is because there are two more inputs to come.

2024-2026 tax distribution change

In response to some of the challenges for businesses and our local economy, Council approved a three-year plan to balance taxes between business owners and homeowners better, moving Calgary’s tax rate ratio closer to other big cities in Canada. Council shifted 1 per cent of the tax responsibility from businesses to homeowners each year in 2024, 2025 and 2026.

  • The City’s municipal tax increase for existing properties (excluding growth). For residential properties, the combined effect of this increase and the 1% tax shift from non-residential properties leads to a total tax increase of 5.3%.

    Learn more about the 2025 services investments

Property assessment

The second input required is the assessed value of all Calgary properties. The total assessed value of Calgary properties is used to calculate the tax rate and your property value is used to calculate your tax bill. We work throughout the year to determine the typical value change of all Calgary properties and sends out your assessment notice in January.  

Your property’s assessed value compared to the typical value change for your property class determines the share of property tax your responsible for.

Assessment notices are mailed out January.

The Provincial Budget

The Provincial Budget is the last input required to calculate property tax rates and your tax bill, and it’s typically released in April. Approximately, 37% of your residential property tax dollars collected goes to The Province.

Residential property tax

  • We collect property tax on behalf of the Province, a total of $1.03 billion. Our provincial property tax requisition increased $154 million or 17.5 per cent in 2025.

Estimate your tax bill

Get an estimate of your property tax bill before it arrives in May, and see how your money supports City services.

Property tax calculator

  • TIPP recalculation

    The percentage change in your monthly tax instalment is not the same as your yearly tax change

  • Plans and Budgets

    Learn more about our service plans and budgets

  • Property Assessment

    Learn how we determine your property’s value.

  • Property Tax

    Learn more about property tax, ways to pay and the Tax Installment Payment Plan (TIPP)

 Still have questions? Visit the Property tax and assessment frequently asked questions page.​​​

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