BC Property Tax Calculator

Annual property tax in British Columbia is generally based on your BC Assessment value and the combined (all-in) rates set by the municipality and other authorities for your property class — separate from Property Transfer Tax paid when you buy, and separate from Speculation and Vacancy Tax or Empty Homes Tax rules. Many principal-residence owners can reduce what they owe by claiming the B.C. Home Owner Grant, but the grant is not automatic: you must apply each year and meet eligibility rules on the official government site.

Use this calculator for a Class 1 estimate from published rates, then confirm your notice and Home Owner Grant application on City and gov.bc.ca pages. Thresholds and grant amounts change. Re-check before you pay. This is general education for Metro Vancouver owners and buyers, not tax advice. Alex Lam PREC at Coldwell Banker Prestige Realty.

A full Class 1 residential bill adds municipal general, provincial school, TransLink, Metro Vancouver Regional District, BC Assessment Authority, and Municipal Finance Authority levies. The cities below publish a single all-in total. This calculator uses that published total. It does not invent a West Vancouver or Township of Langley all-in figure.

Property transfer tax is a one-time closing cost on the BC property transfer tax calculator. Vancouver Empty Homes Tax and B.C. Speculation and Vacancy Tax are on the Empty Homes Tax calculator and, for landlords, the speculation and vacancy tax landlord guide.

Type the taxable assessed value from your BC Assessment notice. Choose a Metro Vancouver municipality, or “Other / I know my rate” if you have the published all-in rate from a notice we have not verified. Choose a Home Owner Grant only if you apply for one. Tax year is display-only: rates as of 2026.

Additional school tax is added on residential assessed value above $3,000,000 — 0.2% from $3M to $4M and 0.4% above $4M. The first $3M is exempt. The Home Owner Grant is subtracted last, then clipped so the estimate does not fall below $350 (basic) or $100 (additional).

BC Assessment sets the assessed value used to distribute the tax. It is not today’s sale price. The how BC Assessment works page is the reference for that figure. Municipalities and other authorities then set rates against that tax base. If assessments rise across a city, the published rate often falls so a typical bill does not rise in lockstep with one property’s assessment.

An “all-in” Class 1 rate on this page is the single published total for municipal general, the base school levy, TransLink, the regional district, BC Assessment, and the Municipal Finance Authority. Do not add those components again on top of the table. Burnaby’s authority numbers are on the City of Burnaby property taxes page, with a residential tax estimator. Vancouver’s are on the City of Vancouver property taxes page. The rate table below is the calculator’s 2026 all-in set. It was not rebuilt from unsourced mills on 5 October 2026 PT.

The published all-in rate already includes the base provincial school levy. Additional school tax is a separate levy that can apply to high-value residential property. The school tax page, last updated April 7, 2026, says BC Assessment determines whether the additional rate applies and points to the current rate orders. It does not restate the dollar bands in the short page summary.

This calculator keeps the model already in the tool, last verified with the rate set on 3 September 2026: the first $3,000,000 is exempt, 0.2% applies from $3,000,000 to $4,000,000, and 0.4% applies above $4,000,000. That is the tool’s existing math, not a new unsourced schedule. Confirm the current thresholds on the provincial school tax page before you treat a high-value estimate as a bill.

The Home Owner Grant reduces the amount of property tax you pay each year on your principal residence. The page, last updated September 22, 2026, says most eligible owners qualify for the regular grant, and that a higher additional grant may apply instead if you are a senior, a veteran, a person with a disability, living with a spouse or relative with a disability, or the spouse or relative of a deceased owner who would have qualified.

The same page says the regular grant amount is $570, including — effective January 1, 2027 — properties in northern and rural areas, where an extra amount tied to the former carbon tax has ended. This calculator is for Metro Vancouver. It keeps $570 as the regular grant. You must be a Canadian citizen or permanent resident, live in B.C., be the registered owner (or a spouse or relative of a deceased owner in the cases the page describes), and occupy the home as your only principal residence. The home has to be assessed and taxed as an improvement, such as a house, strata condo, or townhouse.

The 2026 grant threshold on that page is $2,075,000 of assessed or partitioned value for the full grant. Above that, the grant is reduced by $5 for each $1,000 of assessed value. The page says the regular grant amount is $0 if the value is over $2,189,000, and the additional grant amount is $0 if the value is over $2,244,000. From $2,075,000 to $2,244,000 at $5 per $1,000 is $845. The calculator already uses $845 as the Metro Vancouver additional grant for the senior, disability, and veteran toggle. The official page describes that higher amount and the $2,244,000 zero point. It does not print “$845” as its own sentence. Do not treat this paragraph as a substitute for the application.

After the grant, the page says owners must still pay at least $350 in property taxes to receive the regular grant, and at least $100 to receive the additional grant. The calculator clips the estimate to those floors. The grant is not automatic. Apply for the Home Owner Grant each year. The apply page, last updated August 31, 2026, says the fastest way is online, that the best time is after the tax notice and before the due date, and that you can apply up to December 31 of the current tax year. If a lender pays the tax from your mortgage, the lender does not file the grant for you.

“First time home owner grant BC” often means the provincial Property Transfer Tax exemption at purchase, not this annual grant. Purchase-time programs are on the first-time home buyer grants and PTT exemption guide and the first-time buyer checklist. Use those pages before you budget closing costs. Use this page when you are reading an annual tax notice or estimating carrying costs after you own the home.

Confirm Burnaby rates and your notice on the City of Burnaby property taxes page. Confirm Vancouver on the City of Vancouver property taxes page. Assessed value is BC Assessment. The grant application is the provincial apply page linked above, not a city form and not this calculator.

If you are buying or selling in Burnaby, carrying cost is only one line in the file. Place context is the Burnaby real estate guide. Alex can help with that purchase or sale. He does not file the Home Owner Grant for you.