Property taxes are one of the most significant ongoing costs of homeownership, and they vary considerably across the Edmonton metropolitan region. This guide compares residential property tax rates and annual tax amounts across Edmonton and its main suburban municipalities so you can factor this into your purchase decision.
Alberta property taxes are calculated by multiplying the municipal mill rate by your home's assessed value (divided by 1,000). Alberta also levies a separate Education Property Tax that applies province-wide. Your total annual property tax bill is the sum of:
Assessments are conducted annually by each municipality using a mass appraisal approach. Your assessed value may differ from market value. If you believe your assessment is incorrect, you can file a formal complaint with your municipality's Assessment Review Board.
The following estimates are based on a $500,000 assessed home value. Actual amounts vary with the specific assessed value and annual mill rate adjustments.
Edmonton's residential mill rate is among the higher rates in the region. On a $500,000 assessed home, expect annual property taxes of approximately $4,200–$5,200. Edmonton's higher rates reflect the cost of providing full city services including transit, police, fire, and a large infrastructure base.
Strathcona County's industrial tax base from the Industrial Heartland significantly subsidizes the residential tax burden. On a $500,000 assessed home, annual taxes run approximately $3,400–$4,400 — meaningfully lower than Edmonton for a comparable assessed value.
St. Albert's property taxes are comparable to Edmonton in mill rate, with annual taxes on a $500,000 home of approximately $3,800–$4,900. St. Albert does not have the industrial tax base offset that Strathcona County enjoys, but it also has a smaller, more efficiently managed service base.
Spruce Grove maintains competitive property tax rates. Annual taxes on a $500,000 assessed home run approximately $3,600–$4,500.
Leduc's property taxes are among the lower rates in the region. Annual taxes on a $500,000 home: approximately $3,400–$4,400.
Beaumont's smaller service base and newer infrastructure keeps property taxes competitive. Annual taxes on a $500,000 home: approximately $3,200–$4,100.
Fort Saskatchewan's proximity to the Industrial Heartland supports a strong industrial tax base that helps moderate residential rates. Annual taxes on a $500,000 home: approximately $3,000–$3,900.
Stony Plain offers lower assessed values (homes are cheaper) and competitive mill rates. Annual taxes on a $400,000 home: approximately $2,800–$3,600.
Rural residential properties in Parkland County benefit from lower mill rates and reduced service levels. Annual taxes on a $500,000 acreage home: approximately $2,200–$3,500.
On a $550,000 home, if Sherwood Park saves you $700/year in property taxes versus Edmonton, over 10 years that's $7,000 in additional savings — before considering the compounding effect of investing those savings. Over 25 years (a full mortgage term), the difference approaches $17,500–$22,000.
Before firming up an offer, ask your REALTOR for the most recent property tax notice from the seller. This gives you the actual most-recent tax amount. Also check the municipality's assessment search tool to confirm the assessed value and tax class of the specific property.
Your municipal property taxes fund local services. The specific services and quality levels differ by municipality, which is why comparing taxes in isolation isn't sufficient — also compare what you receive for those taxes. St. Albert's taxes fund top-ranked schools (through the education levy), excellent parks and trails, and high-quality city services. Fort Saskatchewan's lower rates reflect a different (though also solid) service level.
KOHO offers free banking with no monthly fees — available to all Canadians. Alberta has no land transfer tax. Use code 45ET55JSYA for a bonus when you sign up.
Open KOHO Free — No Fees — Code 45ET55JSYAProperty taxes across Edmonton's suburbs range from roughly $2,800/year (Stony Plain, rural Parkland County) to $5,200/year (Edmonton) on a $500,000 assessed home. All communities share the benefit of Alberta's no land transfer tax policy. Consider both the tax rate and the services received when comparing municipalities for your purchase decision.