Montreal Property Tax Calculator 2026
Estimates based on ~0.57% municipal + ~0.11% school tax. Varies by borough and school board.
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Get KOHO Free — Code 45ET55JSYAMontreal Property Tax Rate 2026
Montreal's 2026 residential property tax system is unique in Canada. There are two separate levies: the municipal tax set by the City of Montreal (approximately 0.57% of evaluated value) and the school tax (taxe scolaire) levied by your school board (approximately 0.11%). The combined rate is roughly 0.68%, placing Montreal below the national average and significantly lower than Ontario cities like Hamilton or London.
Montreal also uses a tiered municipal tax structure for properties valued over certain thresholds. For 2026, properties valued above $500,000 pay a slightly higher marginal rate on the excess portion. This progressive structure means effective rates are slightly higher for higher-value properties. Condos and plexes have specific rate categories distinct from single-family homes.
For a property evaluated at $550,000, the total annual tax bill is approximately $3,740 — or $312 per month. Montreal's relatively low rates partially reflect the city's reliance on transfer taxes (Bienvenue tax / welcome tax) paid at purchase, which generates significant one-time revenue that reduces reliance on annual property taxes.
How Quebec Property Evaluations Work
Quebec uses a three-year evaluation cycle managed by municipal assessors (évaluateurs agréés). Montreal's evaluation roll (rôle d'évaluation foncière) reflects market values as of a specific reference date, currently 18 months before the roll comes into effect. Each new triennial roll is published in September of the preceding year. You can consult your property's evaluated value on the City of Montreal's website (montreal.ca/taxes).
Montreal vs Other Major Cities — 2026
| City | Total Rate | Tax on $550K | Tax on $400K |
|---|---|---|---|
| Montreal | ~0.68% | $3,740 | $2,720 |
| Toronto | 0.6320% | $3,476 | $2,528 |
| Ottawa | ~1.00% | $5,500 | $4,000 |
| Vancouver | 0.2683% | $1,476 | $1,073 |
| Calgary | ~0.65% | $3,575 | $2,600 |
| Quebec City | ~0.80% | $4,400 | $3,200 |
How to Contest Your Montreal Property Evaluation
If you believe your evaluated value is too high, Quebec law provides a complaint process called a demande de révision administrative (administrative revision request) filed with the municipal assessor within 60 days of receiving your new evaluation notice. This is free and handled informally.
If the revision is rejected or insufficient, you can appeal to the Bureau de révision de l'évaluation foncière (BREF) — Quebec's assessment appeal tribunal. BREF hearings require evidence (comparable sales, certified appraisal, engineer's reports for condition issues). The key ground for contest: your evaluated value exceeds the market value of comparable properties.
Important: In Quebec, you can only contest your evaluation when a new triennial roll is published — you cannot contest annually. The next Montreal evaluation roll takes effect in 2026, making this a critical year for homeowners to review their assessed values.
Montreal School Tax — What You Need to Know
The school tax is levied separately by your school board — either the Commission scolaire de Montréal (CSDM/French) or Sir Wilfrid Laurier School Board (English). The rate varies slightly between boards. The school tax bill arrives separately from the municipal tax bill, typically in September. Both must be paid to avoid penalties.
In 2024, Quebec's provincial government capped school tax rate increases — this protection continues into 2026, limiting school board ability to raise rates beyond the cap even when municipal assessments rise.
For more on Quebec financial resources, compare all Canadian cities on our property tax comparison page.