Calgary keeps its 2025 property tax increase at 3.6% in budget adjustments

On November 5, 2024, City of Calgary administration presented its recommended adjustments to the 2023–2026 service plans and budgets. The main point for homeowners: the 2025 property tax increase stays at the 3.6% that council had pre-approved.

Key figures

• A higher share of investment income goes to the operating budget, removing the extra 0.9% tax increase proposed in September.
• A typical single residential property assessed at the 2025 median of $700,000 would pay about $8.37 more per month in property tax and $5.09 more in waste, recycling and water fees.
• 60% of new operating investment goes to infrastructure, maintenance and inspections, 11% to transit and 4% to downtown and transit safety.
• Housing, land use and local area planning get $124 million in capital in 2025 and 2026, including support for redevelopment in older communities.

Council deliberations were scheduled to start on November 18, with written submissions open to the public.

What it means for owners

The numbers point to a moderate rise in 2025 bills for a typical home. The final amount for each owner depends on how their 2025 assessment changes compared with the city median.

Estimated monthly increase in municipal property tax, typical single residential property

Compared with 2024

For 2024, the City estimated in January that the municipal tax on a median single residential home, then assessed at $610,000, would rise by about $15.47 a month, or 7.25%. For 2025, the proposed increase for a typical home assessed at the 2025 median of $700,000 is about $8.37 a month in property tax, plus $5.09 a month in waste and recycling and water fees, for a combined $13.46. The tax increase is smaller than last year’s, but this time utility fees are rising too. The median assessment figure also shows how much home values have climbed: from $610,000 to $700,000 in one year.

How the City avoided a larger increase

In September, the City had proposed an additional 0.9% tax increase on top of the pre-approved 3.6%. “By identifying additional investment income, we eliminated the additional 0.9 per cent property tax increase proposed in September,” said Acting Chief Financial Officer Les Tochor. The City reviews its investment strategy and returns regularly and concluded that more investment income could go to the operating budget.

Why utility fees are going up

The City wants higher waste, recycling and water fees to fund key infrastructure, keep pace with inflation and population growth, maintain aging systems and meet demand for more landfill capacity. “While we had minimal increases in water utility user fees over the past few years, Calgarians are asking for more investments in this critical area,” said Chief Administrative Officer David Duckworth.

Housing in the budget

The $124 million in capital for housing, land use and local area planning over 2025 and 2026 includes support for redevelopment in older communities and for an increase in housing supply, with operating investment in new community growth starting in 2026. This follows citywide rezoning, which took effect on August 6, 2024.

What it means for owners, buyers and sellers

Calgary’s resale market has cooled from the spring; CREB reported a benchmark price of $592,500 in October, with 2.3 months of supply. For homeowners, the 2025 bill will depend on how their 2025 assessment changes compared with the median: homes whose value rose faster than the median will see larger increases. Buyers should include property tax and utilities in their monthly budget, and sellers should be ready to share recent tax and utility bills with buyers. Residents can give written feedback or register to speak at council through calgary.ca/publicsubmission.

Council was scheduled to begin deliberating the adjustments on November 18, so the final 2025 figures could still change.