When people look at their property tax bill, it contains charges from the province, School Board, TransLink, Metro Vancouver Regional District, and their municipality.
In some municipalities, you get a combined property tax and utility bill (water, sewer, garbage), such as in Langley City. In other municipalities, you get separate property tax and utility bills.
When you see reports about municipal taxation, you’ll hear a lot about property tax increases as a percentage. This isn’t very useful as it doesn’t actually capture what the bottom line is that people pay.
Every municipality has different needs based on the desires of local residents, which means they will have different levels of taxation. Because it can be useful to compare municipal tax rates, the provincial government releases an annual “Taxes & Charges on a Representative House” report which compares the “all in” taxes and fees for an average-priced detached home in each municipality. Langley City is a bit of an exception, as we have close to 80% of households living in attached homes (apartments and townhouses). However, in most parts of BC, the detached home is the most common form of housing.
The province recently released its 2025 data. You can download the full dataset from the provincial government's website, but I thought it would be interesting to show the “all in” value for all municipalities in Metro Vancouver.
| Municipalities | Typical Detached House Value | Total Residential Property Taxes and Charges |
|---|---|---|
| Port Coquitlam | $1,455,127 | $6,457 |
| Pitt Meadows | $1,184,823 | $6,721 |
| Langley City | $1,369,186 | $6,977 |
| Langley Township | $1,511,423 | $7,021 |
| Delta | $1,491,495 | $7,176 |
| Surrey | $1,709,547 | $7,510 |
| Coquitlam | $1,789,496 | $8,000 |
| Burnaby | $2,157,640 | $8,051 |
| Maple Ridge | $1,282,828 | $8,380 |
| North Vancouver City | $2,110,967 | $8,547 |
| Richmond | $2,050,462 | $8,624 |
| North Vancouver District | $2,277,299 | $9,300 |
| Port Moody | $1,912,333 | $9,315 |
| White Rock | $2,032,064 | $9,687 |
| Belcarra | $2,001,564 | $10,547 |
| Vancouver | $2,678,306 | $10,811 |
| Bowen Island | $1,633,484 | $11,055 |
| New Westminster | $1,639,283 | $11,548 |
| Lions Bay | $2,253,369 | $11,610 |
| Anmore | $2,533,798 | $12,028 |
| West Vancouver | $3,676,139 | $13,721 |
I wanted to call out that New Westminster is higher in part because they also have their own electrical utility, while the rest of us are on BC Hydro. I also wanted to call out that while the province doesn’t provide the typical “all-in” value for attached housing, Langley City normally does. We don’t have 2025 data yet, but we typically have the lowest or second-lowest in the region. I expect this to be maintained in 2025.
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