To estimate your bill with a Montreal property tax calculator approach, you need three numbers: your property’s assessed value, the combined municipal rate for your borough and property category, and the provincial school tax rate. Divide the assessed value by 100, multiply by the combined municipal rate, then add the school tax calculated the same way on the value above a $25,000 exemption. For a typical residential owner in 2026, the city-wide portion runs about $0.56 per $100 of assessed value, with a borough tax of roughly $0.07 to $0.18 per $100 stacked on top.
What You Need Before You Start
Two pieces of information drive the whole calculation: your property’s assessed value and its building category.
The assessed value comes from Montreal’s property assessment roll, a public register. A new roll took effect for the 2026–2027–2028 cycle, so your 2026 bill reflects the valuation under that roll.1Ville de Montréal. Property Assessment Rolls You can look up the value online using your civic address or cadastral number.2Ville de Montréal. Property Assessment
Montreal groups properties into three categories, and each one carries a different rate:3Ville de Montréal. How Municipal Taxes Are Calculated
- Residential with five units or fewer. This covers single-family homes, duplexes, triplexes, and small multiplexes.
- Residential with six units or more, which is taxed separately.
- Non-residential, meaning commercial, industrial, and mixed-use buildings.
Non-residential properties face substantially higher general rates than residential ones, and mixed-use buildings get split across categories. Confirm your category on your most recent tax account statement before running the numbers.
The 2026 Rates That Go Into the Math
Your municipal bill is not a single charge. It bundles a general property tax, a water service tax, an ARTM transit tax, a roads special tax, and borough-level service and investment taxes.3Ville de Montréal. How Municipal Taxes Are Calculated For residential properties with five units or fewer, the 2026 city-wide rates per $100 of assessed value are:4Ville de Montréal. 2026 Tax Rates
- General property tax: $0.4631
- Water service tax: $0.0831
- ARTM transit tax: $0.0070
- Roads special tax: $0.0024
Those four add up to about $0.5556 per $100. On top sits your borough rate, which ranges from $0.0673 in Ville-Marie to $0.1847 in Anjou. A selection of common boroughs for 2026:
- Le Plateau-Mont-Royal: $0.0955
- Rosemont–La Petite-Patrie: $0.1035
- Côte-des-Neiges–Notre-Dame-de-Grâce: $0.0803
- Verdun: $0.1006
- Mercier–Hochelaga-Maisonneuve: $0.1197
- Saint-Laurent: $0.0970
- Montréal-Nord: $0.1824
The complete list of all 19 borough rates is published on the city’s 2026 tax rates page.4Ville de Montréal. 2026 Tax Rates
Calculating Your 2026 Municipal Tax
The formula: divide your assessed value by 100, then multiply by the combined rate for your category and borough.3Ville de Montréal. How Municipal Taxes Are Calculated Here it is worked through on a home assessed at $500,000 in Rosemont–La Petite-Patrie.
Step 1. Add the city-wide rates and your borough rate.
- City-wide total: $0.5556 per $100
- Rosemont borough rate: $0.1035 per $100
- Combined municipal rate: $0.6591 per $100
Step 2. Apply the combined rate to your assessed value.
($500,000 ÷ 100) × 0.6591 = $3,295.50 in municipal taxes for the year.
The same math works for any borough. Swap in your assessed value and your borough rate. For properties with six or more units, or for non-residential buildings, use the higher rates published in the city’s 2026 schedule.
Adding the School Tax
Quebec sets a single school tax rate that applies across the province. For 2025–2026, the rate is $0.08423 per $100 of assessed value, and residential owners get a $25,000 exemption off the top.5Central Québec School Board. Taxation – General Information So for the same $500,000 home:
($475,000 ÷ 100) × 0.08423 = $400.09 in school tax.
Added to the municipal portion, the total annual property tax burden on this home comes to roughly $3,696.
The school tax arrives on a separate bill from your local school service centre, not from the city. Payment is due within 31 days of the mailing date. If you owe $300 or more, you can split it into two equal instalments, with the second due 121 days after mailing. Missing the first payment makes the full balance due immediately.5Central Québec School Board. Taxation – General Information
When the Municipal Bill Is Due
For 2026, the first municipal instalment is due March 2 and the second is due June 1.6Ville de Montréal. Pay Your Tax Account If your total bill is $300 or more, you can split it across both dates at no cost. Anything under $300 has to be paid in full by the first deadline.
You can arrange additional instalments by contacting the city, but interest and penalties start running from that point. The 2026 late-payment charges, calculated daily, are 0.75% per month in interest plus 0.41% per month in penalties.6Ville de Montréal. Pay Your Tax Account That works out to roughly 14% a year, so missing a deadline on a large bill gets costly quickly.
If You’re Buying: Add the Welcome Tax
When you purchase property in Montreal, you also owe a one-time property transfer duty known as the welcome tax, payable within 30 days of receiving the city’s invoice.7Ville de Montréal. Taxes for New Homeowners It is calculated on the higher of the sale price or the municipal assessed value, using progressive brackets. As of January 1, 2026:8Ville de Montréal. How Property Transfer Duties Are Calculated
- Up to $62,900: 0.5%
- $62,900 to $315,000: 1%
- $315,000 to $552,300: 1.5%
- $552,300 to $1,104,700: 2%
- $1,104,700 to $2,136,500: 2.5%
- $2,136,500 to $3,113,000: 3.5%
- Above $3,113,000: 4%
The brackets are marginal: each rate applies only to the portion of value within that range. On a $600,000 purchase, the total works out to roughly $7,580. Transfers between spouses, between direct relatives such as parent to child, and some transfers to a controlled corporation are exempt, though a small supplementary duty of up to $200 may still apply.9Ville de Montréal. Exemptions on Property Transfer Duties
If the Assessed Value Looks Wrong
Because every number above scales directly off your assessed value, a wrong assessment compounds for three years. If you believe yours is too high, you can request a formal review. The deadline for the current 2026–2027–2028 roll is April 30, 2026.10Ville de Montréal. Apply for a Property Assessment Review You submit the prescribed form, pay a non-refundable fee, and support the request with concrete grounds: comparable recent sales, errors in the property’s physical description, or a condition that reduces value.
The city’s assessor reviews the request and sends a written response. If you disagree with it, you can appeal to the real estate section of the Tribunal administratif du Québec. The appeal must be filed within 60 days of the date the assessor sends their response, or within 30 days after the response deadline passes with no reply.10Ville de Montréal. Apply for a Property Assessment Review Even a modest reduction translates into real savings across the three-year roll.