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 local government utility bill (water, sewer, garbage). In other municipalities, you get separate property tax and utility bills.
You’ll hear a lot about property taxes expressed as percentages. This isn’t very useful: a 7% increase of $9 is less than a 7% increase on $10.
Because it can be useful to compare what people pay in property taxes and local government-controlled utility fees, 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.
The province recently released its 2026 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 & Charges |
|---|---|---|
| Port Coquitlam | $1,391,709 | $6,713 |
| Pitt Meadows | $1,137,132 | $7,108 |
| Langley City | $1,269,858 | $7,240 |
| Langley Township | $1,470,866 | $7,242 |
| Maple Ridge | $1,237,833 | $7,425 |
| Delta | $1,433,759 | $7,449 |
| Surrey | $1,599,454 | $7,729 |
| Coquitlam | $1,700,545 | $8,304 |
| Burnaby | $2,066,751 | $8,472 |
| Richmond | $1,910,200 | $9,010 |
| City of North Vancouver | $2,056,556 | $9,081 |
| District of North Vancouver | $2,200,711 | $9,793 |
| Port Moody | $1,855,611 | $9,819 |
| White Rock | $1,864,503 | $10,015 |
| Belcarra | $1,943,328 | $10,912 |
| Vancouver | $2,508,938 | $10,977 |
| Bowen Island | $1,618,730 | $11,387 |
| Lions Bay | $2,218,574 | $12,076 |
| New Westminster | $1,621,483 | $12,467 |
| Anmore | $2,595,128 | $12,736 |
| West Vancouver | $3,514,285 | $14,403 |
As a note, 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 want to note that while the province doesn’t provide the typical “all-in” value for attached housing, Langley City normally does. Langley City is a bit of an exception in BC, as nearly 80% of households live in attached homes (apartments and townhouses). We don’t have attached housing 2026 data yet, but we typically have the lowest or second-lowest in the region. I expect this to be maintained in 2026.
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