Facts about the city budget you never knew. That might shock you.
Your whole city costs you about $8.44 a day. Inflation and population growth determine the base budget growth, but there is another type of tax that gets thrown on us, and that's where it gets interesting. You'll find out more in Part 3.
Roads, fire trucks, police, buses, rec centres, parks, libraries, snow plows. Everything, for every person, for less than lunch. Let's check it out.
The short version, before the details
The province cut what it sends cities for roads, bridges and buildings, and at the same time moved bills for some of its own responsibilities onto the city.
To protect Edmontonians from the fallout, Council worked to keep spending even per person. Over fifteen years the difference is about 1%.
What could not be absorbed became repairs put off until later. That backlog now sits around $10 billion, which is roughly where every municipality in Alberta finds itself.
That is the whole story. The rest of this page is the receipts.
First: is the city spending more per person than it used to?
The city's day-to-day budget grew from $1.8 billion in 2011 to $4 billion in 2026. Sounds like a lot, right?
But two other things grew: the number of people (812,000 to 1,284,000, which is like adding two Red Deers and a Lethbridge to the same city) and prices (everything costs about 40% more than in 2011, as you know from your grocery bill!).
So let's take a look at the numbers: city spending per person, in today's dollars, every year since 2011:
Show me the math
| 2011 | 2026 | |
|---|---|---|
| Day-to-day budget | $1.77 B | $3.96 B |
| People in Edmonton | 812,201 | ~1,284,000 |
| Per person (that year's dollars) | $2,179 | $3,082 |
| Per person (2026 dollars) | $3,050 | $3,082 |
In plain English
Think about a chocolate bar. In 2011 it cost about a dollar. Today that same bar costs about a dollar forty.
The bar did not get bigger. Your money just buys less than it used to.
The city buys things too. Trucks, fuel, road salt, concrete. All of it costs about 40% more than it did in 2011.
And a lot more people live here now. 470,000 more. That is like adding a whole city of Regina, and every one of those people needs roads, transit and a fire department.
So yes, the budget got bigger. You will hear that number quoted a lot.
But the number that should matter to you is a different one. Is the city spending more on you?
The budget is bigger by the numbers because it has to be. More people need more things. But our share is about the same.
What a "6.9% tax increase" actually means.
This next part is easy to miss, and it is the single biggest reason people think Council is always "raising" taxes for extras.
6.9% is the increase in what the budget needs compared to last year. Almost all of it goes to paying higher prices for the same things, and to serving the people who moved here. It does not mean you are getting 6.9% more city.
In real dollars, the 2026 increase is about $158 million. That is the number. Everything else is just which pile you measure it against.
"So why did MY bill go up more than that?"
Everything above is the citywide number. Your own bill can move differently, and the reason is not a second decision by Council. It is how your property's value moved compared to everybody else's. Put your own numbers in and see the two forces separated:
Your own bill against the city's actual increases, 2004–2026 · city portion, with the provincial education tax shown alongside · final spring rates ·
Today's value is on the assessment notice that arrives every January. Leave the second box empty and you will still see what the citywide increases did to a property like yours. Fill it in and the tool can separate Council's decisions from your property's own market story.
Non-res note: the series reflects overall approved increases; non-res bills also absorbed tax-shift decisions over the years, so treat results as approximate.
tax kept up taxed under the line inflation + growth that year (the cost of standing still)
Tap any year's bar for its numbers.
Starts at roughly the Alberta average, about $75,000 a year. Change it to your own.
Enter your income for a rough personal comparison.
How this tool works
Start with how a city tax bill is actually built, because it is not what most people picture.
The city does not put a price on your house. It works out how much money it needs for the year, then splits that total across every property in Edmonton. Your bill is your share of the split.
So two separate things can move it.
Council changes the total. Every year Council votes on how much the city needs to collect. That is the number you hear in the news, and it applies to everyone.
Your property changes compared to everyone else's. The split is done by value. If your home rose faster than the typical Edmonton home, your share gets bigger and your bill rises more than the announced increase. Slower, and it rises less. That part is the market, or a renovation you did. It is not a Council decision.
A rising assessment does not raise your taxes on its own. Only rising faster than everyone else does.
city inflation + population growth = the cost of standing still
Prices rise on everything the city buys, and more people arrive who need buses, fire response and snow clearing from their first day. Cover only one of those and the city is quietly falling behind, even if nothing looks different yet. Part 6 has the full breakdown, year by year.
Federal income tax: about $8,900
Provincial income tax: about $4,200
City property tax on the average Edmonton home: $3,813
All three pay for things we rely on every day. But notice the sizes. The city's share is the smallest of the three. Ottawa's is more than double it, and the province's is larger too. Put the two income tax lines together and they come to about three and a half times the city's share.
And of the three, the city budget is the one published line by line, debated in public, and open for you to speak to before the vote. You can read every dollar of the smallest number. Try that with the other two.
One thing to be clear about, because it matters. These three lines are income tax and property tax only. They leave out GST, corporate tax, resource royalties, fuel and carbon levies, EI premiums and the rest, and almost all of that goes to the other two governments. Count every tax dollar collected in this country and the municipal share is not a fifth of it. It is eight cents, which is Part 2. So this comparison is the version most generous to the city, and the city is still the smallest of the three.
Income tax estimated on 2025 brackets and basic personal amounts, before other credits.
2026 is a clean example. Council approved 6.9% on the levy. The average home's municipal bill rose 7.3%, and its total bill including the provincial education tax rose 8%, because Council is phasing out the separate multifamily apartment class and that moves share around inside the residential category. So treat the orange number as the citywide decision, not as a prediction of any one bill.
Scope. The comparison engine runs on the CITY portion, because the approved-increase series is a municipal decision. Where the provincial education rate is loaded, the tool also shows the education line and a grand total, clearly separated, since the province sets that rate on its own schedule and the City keeps none of it. Waste and other user fees are separate again.
The data. Approved municipal change going into each year, with municipal rates per $1,000 of assessment where loaded.
A note on which numbers these are. A city tax year has two moments: the increase Council approves in December, and the final position set the following spring once the provincial budget lands and the tax rate bylaw passes. Where the two differ, this page uses the final spring figure. 2008 is the documented example: Council approved 7.5% in December 2007, then Bylaw 14919 (April 30, 2008) took a further $23.0 million through the education tax room, and the final municipal position was roughly 11.3%. The published C.R.E.A.M. decade totals of 76.4% and 43.7% track the December figures, which is why they sit about a point below what this series compounds to. Same city, two honest measuring moments; this page uses the one that reached your bill.
Non-residential rates are the Government of Alberta's published figures from its non-residential mill rate dataset, which runs from 1998. Residential rates come from the City's own reporting of the average home bill. Years marked * are derived by subtracting the education component from the Altus benchmark's full posted rate; tested against 2019, where both answers are independently known, that method lands within 0.03%. A decomposition for perspective, not an official reassessment history. Individual bills can also shift with subclass changes, appeals, local improvement charges, and boundary or use changes. Non-residential results are approximate. Inflation uses Canada CPI calendar-year averages, with 2025 and 2026 estimated. The income tax comparison assumes a salary that tracked inflation and a rough 25% effective combined rate, which is an illustration rather than tax advice. Rates loaded so far: residential 2016 (derived from the City's published average bill), 2025 (Council report FCS03488) and 2026 (finalized); non-residential 2025 and 2026. Remaining years load from the Alberta Regional Dashboard dataset.
Two cities can do identical work in the same year and report very different percentages. The only fair comparison is dollars per resident, which is where Part 1 started.
Now zoom out: who gets your tax dollars in the first place?
Everything above is about the municipal slice. Here is how big that slice actually is once you count every tax dollar collected in this country.
mostly income and sales tax50¢
mostly income tax and resource revenue42¢
almost entirely property tax8¢
Eight cents on the dollar
Eight cents of every tax dollar Canadians pay goes to municipalities, and that eight cents maintains roughly 60% of the country's public infrastructure. The roads, the bridges, the transit, the pipes.
That mismatch is not an accident or an oversight. Cities are creatures of the provinces under the Constitution, so the taxing powers were handed out in the 1860s, when almost nobody lived in one. Income tax and sales tax went to the senior governments. Property tax went to the towns.
The population moved into cities over the next 150 years and the revenue split never followed.
So when a city says it cannot afford something, this is the arithmetic underneath. Not a spending problem. A revenue tool built for a country that no longer exists. Source: Federation of Canadian Municipalities.
So what does that 8 cents actually buy?
Everything you touch on an ordinary day. Here is the City's own monthly breakdown for a typical Edmonton household assessed at $492,500. It adds up to $318 a month, which is the $774 per $100,000 figure the calculator uses.
Same numbers, listed out. Tap a slice above or read the bars below, whichever you prefer.
How much of this can Council actually change?
Two questions get folded together here, and they have different answers.
Can Council change what the city spends? Yes. Part 7 covers roughly $1.9 billion in reductions Council directed between 2015 and 2025. During the last budget build, Council sent Administration away to find another $60 million in cuts over four years. The record is a decade of exactly this.
Can Council change it in the middle of a cycle? Mostly not. Edmonton builds its budget once every four years, under the City's multi-year budgeting policy. The 2023-2026 budget was approved on December 16, 2022, and it set service levels, projects, taxes and fees for all four years at once. The years in between get adjustments. So in a year like 2026, the question in the room is the change from last year, which was $158 million, and little else.
What about a budget-building year? The next one is now. The 2023-2026 cycle ends this December, and the 2027-2030 budget is being assembled through 2026, with Council deciding in December.
In practice, the room looks like this.
The police budget has a floor, and the province enforces it. Policing is the biggest single service on your bill. In 2022, Council was searching the entire budget for reductions and efficiencies, with every service on the table, to see whether the city could do more with less. Nobody proposed cutting the police budget. What was on the table was the funding formula, and whether the increase could grow more slowly.
On May 26, 2022, days after two men were killed in Chinatown, the Justice Minister invoked a never-before-used section of the provincial Police Act, released the letter publicly, and gave the mayor two weeks to produce a public safety plan. The council vote on police funding was scheduled for that same week.
The plan went in on June 9: twelve actions the city had already taken, four longer-term ones, and five pages asking the province to fund its own responsibilities. City officials said the work had been underway for months, in some cases years. The pressures driving the crisis downtown and on transit, homelessness, addiction, and mental health, are provincial jurisdiction, and the plan said so. A University of Alberta criminologist who had served as a special adviser to the province on the Police Act itself called the intervention an overreach and "political theatrics." Once the plan was filed, the matter went quiet.
A previous minister had already written the mayors of both big cities to say reducing police funding was unacceptable to the province. Today a funding formula ties the police budget to the growth of the city budget as a whole. Fire services are partly tied to police funding on the labour side, though not for capital needs like new trucks and fire halls.
The services people rely on are already running lean. Transit has to run, and it is funded below what current ridership and safety needs call for. Fire response has standards to meet in a city that keeps adding neighbourhoods. Roads, parks and recreation have absorbed a decade of the reductions described in Part 7, and the City's own published assessment is that there is very little flexibility left without cutting services people use. The easy savings were found years ago. What remains is visible.
Most of the money is committed before the debate starts. Debt payments follow schedules set when the money was borrowed. Wages follow collective agreements, some settled by arbitration. Provincially mandated costs arrive whether Council votes for them or not. All of it carries into the new cycle the same as the old one, because the contracts and the obligations do not reset when the budget does.
Growth eats the room too. The Operating Investment Outlook presented to Council forecasts increases of 5.6%, 4.3%, 3.9% and 3.7% across the four years, and that is the cost of holding 2026 service levels for a growing population. Not a dollar of new service in it.
So what does Council genuinely decide in December? The margins and the direction. Which cost pressures get funded and which wait. Which projects proceed and which get deferred. Where user fees sit. Whether the tax trajectory lands above or below that forecast, and what gets traded to move it. Those margins are where every real budget fight happens, and they are worth fighting over. But the difference between outcomes is measured in single percentage points on your bill, not in wholesale redesign, because most of the budget is the city itself, and the city carries forward.
December 2026 is when the direction gets set for four years, by the Council elected in October 2025, and it is the moment when what residents say carries the most weight. Details at the City's Budget and Finances page.
Why a Councillor might vote no on a budget everyone built
By the time the final budget vote happens, every major item in it has already been debated and voted on, one by one, in the open. The final vote just says: we did the work, sometimes we agreed, sometimes we didn't, and in a fair process of debate this is where it ultimately landed.
So you'll sometimes see a Councillor or two vote AGAINST the whole thing, anyway. On rare occasions that may be the result of a principled stand. But sometimes (and more often, in my opinion), it works like this: propose cuts you KNOW your colleagues cannot responsibly support, get voted down, then tell the public "I tried to lower your taxes!"
The no-voter is counting on the responsible Councillors to pass the budget they just voted against, so services continue, the increase lands on everyone else's record, and theirs stays clean.
Or, they just don't understand how the budget works, or they have some salty feelings over losing a previous vote and want to make a point.
Now, every Councillor would LOVE to deliver a zero percent budget increase!
But when a decade of cuts has already taken the easy savings, lowering taxes means cutting something real.
So the fair question for any no vote is: what, exactly? Bike lanes? That money was spent in the last budget; it's GONE either way.
And "no one uses them six months of the year" rules out ski hills, golf courses, patios, soccer fields and heck, even your household furnace, too!
One more wrinkle. If enough Councillors voted no, the budget would FAIL and default to Administration's proposed version, which nobody voted for at all, except by default.
So you can see, there are layers here and they don't always follow the pure logic of the situation, which can lead to public confusion around the budget process. Hope this clears some of it up!
How a budget actually gets made
People picture Council and Administration sitting down in Chambers in December to figure it all out. In reality the work runs all year, and the number decided in December is not the one that reaches your mailbox. Tap through the four seasons:
A note on timing
What happens when the estimate is wrong
A budget approved in December is a researched estimate of what next year will cost. Fuel, utilities, construction materials and labour are all priced in advance. Weather cannot be.
December 2025 and June 2026 both brought historic levels of precipitation. Snow clearing, road repair, drainage response and overtime all ran past what the budget contemplated.
That reserve is what keeps a bad winter from becoming a mid-year tax increase. The city cannot run a deficit, so without it the only options would be emergency cuts.
Three pressures you will hear about at budget time
The Financial Stabilization Reserve (FSR). The rainy day fund described above. It has a minimum balance set by policy. During the pandemic years Council drew on it heavily to hold tax increases down to 1.3%, 0% and 1.9%, which was the right call at the time and left the reserve depleted. Council is rebuilding it through phased increases, because a reserve below its minimum is a city with no shock absorber.
Structural Budget Variances (SBV). When the ongoing cost of running a service rises past what the budget was built to carry, and stays there. Collective agreement settlements above what was forecast, insurance premiums, utility rates, fuel, software licensing, chemical and material costs. These are not one-time overruns. They repeat every year until the base budget is corrected, so leaving them uncorrected means the gap compounds.
Pay-as-you-go (PAYGO). The cash the operating budget transfers to capital each year to keep existing assets in repair. When that transfer does not keep pace with what the assets need, the shortfall becomes the renewal backlog in Part 8.
Why this matters at budget time
Which government is responsible for what?
A lot of frustration lands at City Hall for things City Hall has no authority over. Here is the actual division.
- Local road maintenance
- Transit
- Fire rescue and protective services
- Municipal police service
- Parks, trails, playgrounds
- Recreation facilities and libraries
- Waste collection
- Development and building permits
- Property tax (municipal portion)
- Support the provincial lead on housing
- Housing
- Hospitals and health care
- Mental health and addiction
- Ambulance and EMS
- Shelters and social services
- Justice and courts
- Schools and post-secondary
- Highways
- Landlord and tenant supports
- Property tax (education portion)
- Income tax and employment insurance
- Canada Child Benefit
- Immigration, borders, passports
- National defence
- Airports and postal service
- CMHC and mortgages
- Student loans
- National parks and fisheries
Below The Line
In plain English
When you hear "6.9% tax increase," it sounds like the city decided to do 6.9% more stuff.
That is not what happened.
It means the budget needs 6.9% more money than last year just to keep doing the same things. In real dollars, that is about $158 million.
Almost all of it goes to two things. Everything costs more. And more people moved here who need buses, fire trucks and roads cleared in winter.
Now here is the part that trips people up.
Say you get $10 more allowance. If you used to get $10, that is a 100% raise. If you used to get $100, the same ten dollars is a 10% raise. Same money. Totally different number.
The city's $158 million works exactly like that. Measured one way it is 6.9%. Measured against a bigger pile it is 4.1%. Same money either way.
Okay, so who pays for it?
This part isn't really common knowledge: your property taxes don't cover the whole thing. Not even close. Think of the city budget kind of like a potluck dinner. Property tax is the biggest dish, but things like rec centre admission fees, transit fares, business licences, EPCOR's annual dividend cheque to the city, and the grants we do get from the province and Ottawa all bring something to the table.
Here is one dollar of city services, split by who brought it:
Ok, what is in "fees & other"? Explain it to me.
It is also why Council has pushed back with a fair question: why are existing bylaws and parking bans not actually being enforced and ticketed? Right now the City forgoes those revenues, and the sense of order that comes with them.
In plain English
Pretend the city's spending money is one dollar.
Your property taxes pay for 63 cents of it.
The other 37 cents comes from somewhere else. Bus fares. Rec centre passes. EPCOR. Building permits. Money from other governments.
Back in 2011, your property taxes only had to cover 53 cents of that dollar.
The city did not start doing more. Your share just got bigger, because somebody else started paying less.
Who stopped paying? The province did.
Back in 2011-12, the province sent Alberta Municipalities about $585 per person, per year in unconstrained infrastructure money. That's the unglamorous cash that is used to repave your street, fix bridges, and keeps the fire hall in shape. There are no big ribbon cuttings with that work. Just the everyday needs a city runs on.
Today that number has plummeted to about $165 per person.
Example
Show me the math
Show me the receipts
In plain English
Every year the province used to send cities money to fix roads, bridges and buildings.
In 2011 it was about $585 for every person in Alberta.
Today it is about $165.
That is not a small trim. That is most of it, gone.
For Edmonton it means about $539 million less, every single year. Since 2011 it adds up to more than $3 billion.
What did that money do? It repaved your street about every 15 years. Now you wait closer to 25.
It gets even worse: you're billed twice for some services.
Some services are the province's job by law: health care, ambulances, housing, shelters, addiction and mental health care, the justice system. You already pay for those provincial services through your provincial income tax. Surprising, right? A lot of folks would assume those are city responsibilities.
First, whose job is what
Three lists, three governments, and you fund each one separately. This section is about what happens when items from the province's list end up being handled, and paid for, by the city's.
When the province doesn't deliver on its own provincial responsibilities, the need doesn't just magically disappear. It lands on the city's doorstep, and the city can't simply look away. SOMEONE has to respond to the encampments, the overdoses, the delayed ambulance calls. So the city pays. Which means you pay a second time, through your property tax, for work your provincial income tax was already supposed to fund.
And it creates one more problem, and it is a big one. Because the CITY is the one visibly responding, people start to assume these are city responsibilities and city failures. They are not. The province drops the ball, the city picks it up, and then the city wears the blame for the mess. That mistaken impression compounds everything else on this page.
Untick any line to see what Edmonton would save if the province had not dropped it on us.
What all this costs a business
Why business carries 48% of it. Every item on the list above is funded the same way: out of the general property tax levy. Nothing on it is charged to one class of property. So when an unfunded provincial cost raises the levy, it raises the levy for everyone, split the way the levy is always split. Business owns about 22% of Edmonton's property value but pays about 48% of the tax, because business rates are higher. Which means business also picks up about 48% of the provincial bill.
On an actual bill. Of the municipal rate a business pays, roughly 7.5 of the 25.2 is the provincial bill wearing the City's name. On a building assessed at $1 million, that is about $7,500 of a $25,200 city tax bill. Not Edmonton services. Provincial responsibilities, landing on the city that has to answer for them.
Which reframes the comparison with the counties. A business looking at Edmonton's rate against a neighbouring county's is not comparing two prices for the same thing. Roughly a third of what it pays here is covering work the province is supposed to fund, in the city where the population needing that work actually lives. The county next door has the same provincial government and a fraction of the exposure to it.
And the federal side is not part of this. There is no equivalent story. Ottawa has been a net contributor to Edmonton: $175 million through the Housing Accelerator Fund, plus the Canada Community-Building Fund every year. Whatever else is true of federal policy, downloading onto this city is not part of it.
How this is calculated. The $346M applies business's share of the property tax levy (48.2%, from the City's assessment roll at the 2026 rates) to the $718M ledger above. That is not an approximation of how the cost lands, it is how the levy works: an unfunded cost raises the total to be collected, and the total is divided between classes by the rate ratio. If any single item on the ledger fell on one class rather than the general levy, its share would differ. None of them do.
Here is what that is worth to you. Hold everything else constant and put the ratio back to its 2016 level, and the same city budget would need a residential rate high enough to charge the average home about $4,123 instead of $3,813. Because the balance shifted toward business, a typical Edmonton household pays roughly $310 a year less than it otherwise would.
So the answer to the second half of the question is no. Nothing was shifted off business onto homes. The reverse happened, and it took about $310 a year off the average household bill. Part 10 covers why, and what it is costing the city on the other side of the ledger.
Try it with YOUR property
Residential or commercial. Your assessed value is on your tax notice. Typical Edmonton home: $492,500.
The Bill Inside Your Bill
The money exists. It just doesn't come back.
People assume there is no money for city infrastructure. There is. You are already paying it, on the same tax notice, under a different name.
The province collects the Education Property Tax through your city bill. It is pooled provincially as general revenue for the education system. Edmonton has no say in the amount and does not keep a cent of it. Now compare what leaves Edmonton against what comes back for roads, bridges and buildings:
The province sets the requisition on its own, with no municipal vote anywhere in it. Under the Education Act, the City is required to levy and collect it, and if collections fall short the City covers the difference. Council cannot reduce it, refuse it, or trade it against anything. It arrives as a number and the city's only job is to put it on your bill. The capacity to fund municipal infrastructure clearly exists. It is being collected through municipal tax bills right now. It just is not coming back to the communities it was collected from.
Why this matters for you
Where do these numbers come from?
The clearest case: homelessness is not a city file.
This is the single biggest misunderstanding about what a city does. Housing, shelter funding, mental health care and addiction treatment are provincial responsibilities under provincial law. The city has no authority to run them and no revenue tool built to fund them.
What the city actually does is respond. Peace officers, fire crews, park crews, transit safety, encampment response, and a police budget that has never been higher. That is enforcement and cleanup at the end of a system, not the system itself.
The record, from Homeward Trust's official Point-in-Time counts:
Read the 2016 bar before you read the rest. The line was falling because a coordinated Housing First program was working, and it was working because the funding for it was there. What changed after 2016 was not the city's effort or the city's competence. It was the supply of provincial housing, addiction treatment and mental health support the whole model depended on. Take the supports away and the curve does what it does. The 2025 figure is an estimate; the official Point-in-Time results are still to be released.
Why did it change so fast? The drug supply changed.
This is the piece that gets left out, and without it the numbers look inexplicable.
The addiction Edmonton faced before 2016 is not the addiction it faces now. The street drug supply shifted to fentanyl and its analogues, which are vastly more potent, far cheaper to produce, and lethal in quantities too small to see. Dependency forms faster, overdoses are more frequent and more often fatal, and the brain injury that follows a survived overdose leaves people needing a level of care that shelters were never designed to provide.
That is why a system that was successfully reducing homelessness up to 2016 could not hold the line afterward. The tools were built for a different problem. Edmonton now accounts for over half of all opioid-related deaths in Alberta and almost two thirds of opioid-related health responses.
None of that is a municipal file. Drug policy, treatment capacity, detox beds and health response are provincial. What lands on the city is the visible end of it: encampments, transit safety, fire and peace officer response, and a police budget that has never been higher.
Where those costs actually land
What changed in July 2026
Wait, why can't the city just refuse the downloads?
Because cities legally belong to provinces. Under Canada's constitution, municipalities exist only through provincial law (in Alberta, the Municipal Government Act). The province decides what cities must do, what they may tax, and can override council decisions. Cities also cannot run deficits: by provincial law the budget must balance every single year. So when a provincial cost lands on the city, the only legal options are to cut a city service or put it on property tax. There is no third door.
The City is the only democratic government institution where your voice can be silenced on a whim by another order of government. You vote, you expect the policies you CHOSE to be followed, and the province can just say, "no, you have no power here." You don't exist - you are the city, and they can strip you of your right to local representation.
In plain English
Some jobs belong to the province, not the city. Housing. Ambulances. Addiction treatment. Shelters. Courts.
You already pay for those. That is part of what your income tax is for.
But when the province does not do enough, the problem does not disappear. It ends up on Edmonton's sidewalks, in Edmonton's parks, and on Edmonton's buses.
And then the city has to deal with it, out of your property taxes.
That costs about $179 million a year for work that was never the city's job.
Now look at your tax bill again. See the part called education tax? The city collects that money but does not keep one penny of it. It all goes to the province. That is about $700 million a year from Edmonton.
The province sends back about $212 million for roads and buildings.
Learn to speak "budget" in 30 seconds.
Every budget debate comes down to one exchange rate: 1% of property tax ≈ $22.5 million (2026). Once you have that, you can translate any headline yourself. Three tools below, tap between them:
In plain English
Someone at work tells you the city blew 3% on nonsense. Someone online says your taxes went up for no reason. You want to push back, but you do not have the numbers in your head.
Here are three that cover almost everything.
Number one. When you hear "1%," that means about $22.5 million. Budget people sometimes say "one point" instead. Same thing. So that 3% is roughly $67 million, and now you can ask what it actually paid for.
Number two. When the city borrows $100 million, it pays back about $8 million a year. That payment never gets bigger. And once the loan is done, the payment stops for good.
Number three. To stay exactly the same, a city has to cover two things at once. Prices go up every year. And more people keep moving in. Cover only one of them and the city is quietly falling behind, even if nothing looks different yet.
"But has the city even tried to save money?"
Between 2015 and 2025, Council and Administration cut, saved, and reallocated a cumulative $1.9 billion: a mandated 2% cut across departments for years, tiered reduction targets, pandemic austerity, and forced absorption of provincial funding gaps. In the City's own words, that work reduced required tax increases by 21.5%, without significantly impacting the 70 services Edmontonians rely on every day.
There is a second half to this, and residents deserve it as plainly as the first: savings are NOT free. That $1.9 billion is also a list of things that don't exist. Tap to see what $1.9B could have been instead:
Now to be fair, a City should always be looking at the optimum balance for all these things and debating what areas they should be investing in. But that's just it, YOU should have a say, not getting the choice stripped away because the province just didn't want to fund you or your community anymore.
That is the impossible math your Councillors sit with every budget season. The real choice on the table is almost never "spend more vs. spend less." It is "which service do we protect, and which gap do we let grow."
In plain English
Yes. A lot.
Between 2015 and 2025 the city found about $1.9 billion in savings. Without that, your taxes would be way higher than they are.
But saving money is never free.
So we see that grass mowed less often, or potholes are waiting longer because funding didn't match the growing need to get it done faster. And what fewer notice but is also a concern: programs get cut or aren't what they used to be.
And here is the thing about cutting. You take the easy stuff first, and that was done years ago.
The cost of waiting: infrastructure deficits.
An "infrastructure deficit" is repair work a city knows it needs but can't fund yet. Edmonton owns $39.8 billion of it: roads, bridges, rec centres, fire halls, transit. Against that, the City reports a $10 billion gap between the funding available and what it would cost to keep all of it at an ideal standard.
Two numbers get confused constantly, so here they are side by side. The city falls behind about $470 million every year on renewal. Run that annual shortfall out over the twenty-year horizon the City is now planning against and you arrive at roughly the same $10 billion. They are the same problem, measured as a yearly flow and as a total. (A third number, the $1.5 billion you may have seen, is something narrower: the projects that were identified but left unfunded in the 2023-26 capital budget specifically.)
Some people assume that's Edmonton mismanagement. Here's the test: if it were one city's incompetence, other Alberta cities wouldn't be facing the EXACT same thing. Look:
The drop happened in the provincial budget, in one building, on the same day, for every municipality at once. No city council anywhere in Alberta cast a vote on it. When that tool shrank by 72%, the work did not stop being necessary. It moved onto property tax, or it moved into the backlog below.
Every municipality in Alberta combined faces an infrastructure deficit that Alberta Municipalities pegged at roughly $30 billion, a figure that is now years old and only grows with time and construction inflation. When every city, town, and village in a province shows the same symptom at the same time, the cause isn't 350 separate cases of local incompetence. It's the shared funding environment they all live in: the same provincial infrastructure money that fell from $585 to $165 per person.
Calgary, Red Deer, Lethbridge and Grande Prairie absorbed the same per-person cut in the same years, as did every town and village in the province. Alberta Municipalities has reported on it throughout.
So why does the blame land locally?
The same government that withheld hundreds of millions a year in municipal infrastructure funding also built a public complaint portal for bike lanes it did not contribute to.
The bike lane test
No budget line gets shouted about more per dollar than bike lanes. So it makes a good test of everything this page has been teaching: find the number, find the denominator, find the year.
The number. $100 million. The City's own page states it plainly: that is 2% of the roughly $5 billion transportation capital budget, which covers roads and bridges. The other 98% went where it always goes.
The year. That $100 million was approved on December 16, 2022, in the LAST four-year budget. It is not a live line in the next one. Construction ran 17 km of routes in 2024, about 23 km in 2025, and roughly 31 km in 2026, the final year. By the time you read this, the program people are still arguing about is essentially finished, with the last projects already underway or adjusted.
What the money actually built. Much of it is not the downtown bike lane of the arguments. It is three-metre shared-use paths, built to complete missing links so that people can walk, roll or ride without stepping into traffic. In Ward Dene, that looks like the double-wide paths residents now use every day, on stretches that had no safe connection before. The package also bought snow-clearing equipment and bike parking, because a path you cannot use in February is half a path.
Whether anyone uses them. You do not have to take anyone's word for it. The City runs automated counters at 18 locations and publishes every count on the Open Data Portal, daily and monthly, route by route. Independent residents track and chart the same public data. Watch it move as the network connects.
What cities get back. The published research across North American cities points one direction: protected routes reduce serious collisions for everyone on the street, including drivers. Every trip that shifts to a path is a car out of the queue at the light. Local businesses on calmed streets have repeatedly been found to do as well or better than before. And the cheapest kilometre a city ever maintains is the one that carries people without an engine. For how Edmonton maintains these routes through winter, see aaronpaquette.ca/snow-ice.
So the test: a program that is 2% of the transportation budget, approved four years ago, finishing now, mostly sidewalk-and-path connections, with public counters measuring the use. If a line that small can carry that much blame for the budget, the useful question is what the blame is standing in for. The other 98% is in Part 8.
What the city is doing about it, and what it buys
What that means for you
In plain English
Say your bike chain starts squeaking. You ignore it. The chain does not fix itself. It gets worse. Eventually you are not buying a little oil. You are buying a whole new chain.
Cities work the same way. Just with much bigger numbers.
Edmonton owns about $39.8 billion worth of things. Roads, bridges, rec centres, fire halls, parks.
To keep it all in good shape, the city is about $10 billion short. And every year it falls about $470 million further behind.
This is not just an Edmonton thing. Calgary has it too. Put every town and city in Alberta together and they are short about $30 billion.
On paper, skipping a repair looks smart. It saves money this year.
Cash or credit: how a city pays for big builds.
There are two ways to pay for a capital project. Pay-as-you-go (PAYG) means cash: the cost comes straight out of the current 4-year budget's taxes. Debt means borrowing at the city's preferred government lending rate and paying it down over time, the way most families buy a house.
Those self-imposed limits are not decoration. A provincial regulation lets Edmonton set its own debt limits, but only on two conditions: the city has to hold an external credit rating, and Council has to keep an approved debt policy in force. Edmonton chose 21% of revenue where the province permits 35%, with a 26% emergency ceiling it has never used.
Something to watch for: what the City’s own auditor found
Edmonton has an independent City Auditor who reports to Council, not to Administration. Reviewing the two decades to 2019, the Auditor concluded the city’s financial condition is not as healthy as it was, citing the rise in long-term debt, heavier reliance on property tax, and a falling ratio of financial assets to liabilities. That is the City checking its own work and publishing an uncomfortable answer.
So why does Edmonton carry more debt than it used to?
Two reasons, and the first is in the Auditor’s own report. Until 2002, City policy prohibited borrowing for tax-supported capital. Everything had to be paid in cash. Edmonton carried $83 million of tax-supported debt the year before that rule ended. Measured from a floor set by policy, any normal amount of borrowing looks like an explosion.
The second is that the cash ran out. The share of capital paid for without borrowing fell 23% while the share financed by debt rose 17%. The same report records the 2019 provincial budget cutting Edmonton’s capital funding by $183.4 million, which is Part 4’s argument showing up inside the Auditor’s own timeline. A city that cannot pay cash and still has to build has one option left.
Two of the Auditor’s own findings cut the other way.
A debt load that grew several times over, and the share of the budget servicing it moved a tenth of a percentage point. The borrowing was absorbed without squeezing services, which is what debt is supposed to be tested against. And the assets improved: capital in poor or very poor condition fell from 22% to 11%. The city borrowed, built, and ended up with infrastructure in better shape than it started with.
A lesson in measuring windows. The Auditor found operating spending grew faster than population and inflation across those two decades. Part 1 of this page shows per-person spending flat since 2011. Both are true. The growth happened in the 2000s, and the decade of restraint Part 7 documents is what came after it. Same city, different start line, different picture. It is a good reminder to check the start year on any chart, including ours.
Full review at the Office of the City Auditor.
Where the debt is going
S&P Global, which reaffirmed the city at AA+ with a stable outlook in July 2026, expects exactly that: the debt burden starting to shrink modestly as the major LRT work winds down.
The 2025 books show $4.59 billion owing at year end. Of that, $4.07 billion is tax-supported and $520 million is self-liquidating, meaning it is repaid by the users of the thing it built rather than out of your taxes. A further $441 million is the deferred cost of the Valley Line Southeast LRT, owed to the builder on a schedule running to 2050.
What the city borrowed for in 2025: LRT construction, the Lewis Farms and Coronation rec centres, Hawrelak Park, Terwillegar Drive, and the Yellowhead conversion. It borrowed at rates between 4.30% and 5.24% depending on term, through the province’s lending program. Debt repayment is 10.1% of the city’s spending.
Here's a real example. Widening the remaining stretch of 153 Avenue would run around $50M. Pay cash, and an average household pays about $20 a year for four years. Borrow, and that same household pays about $1.56 a year, for much longer, while the loan uses up borrowing room the city might want later.
And a capital budget does not work the way the word "spending" suggests, as though the money is gone. The bulk of it is wages, paid to people who live here, working for contractors and suppliers who are based here. It pays mortgages in Edmonton and keeps Edmonton businesses running. And at the end of it we ALSO have the thing we were short of in the first place, whether that is a bridge or an arterial expansion. The money put food on tables in this city on the way to building it.
Neither option is free and neither is wrong. Try it yourself with real projects from the current capital budget:
Why would a city borrow at all?
Debt repayment is $39 of the $318 on a typical monthly bill. Seeing that line, a lot of people conclude the city has been careless with a credit card. The reasoning behind it is worth setting out, because for long-lived assets borrowing is often the cheaper choice, not the looser one.
Take a bridge that needs replacing at $50 million. There are two ways to get there.
The four reasons this favours borrowing
1. The asset does not wait. A bridge at end of life keeps deteriorating while the money accumulates. Load restrictions, lane closures, emergency repairs. Part 8 covers what deferral costs. Saving for a decade means a decade of paying to patch something you have already decided to replace.
2. Saving means taxing first, then waiting. To have $50 million in cash, the city must collect $50 million in taxes before a shovel moves. Residents pay early and receive nothing for years. Borrowing reverses that: the bridge opens, then it gets paid for.
3. A 50-year asset should be paid for by 50 years of users. This is the fairness argument, and it is the strongest one. Paying cash means today's residents fund the whole thing while a large share of the people who will drive across it have not moved here yet. Debt spreads the cost across the life of the asset. Someone who moves away stops paying for a bridge they no longer use. Someone who arrives in 2035 starts paying for one they do.
4. Money held for a future project cannot do anything else. A large reserve earmarked for a build is money not available for anything in the meantime, and it earns less than construction inflation takes away. Saving in an environment of shifting supply chains, labour costs and material prices means the target moves faster than the balance grows.
Where borrowing is the wrong tool
Where do these project numbers come from?
A borrowing bylaw is never replaced. It gets edited.
Council votes on borrowing bylaws all the time, and they are among the hardest items on any agenda to read. A number arrives, it is larger than last time, and the reason usually is not in the part anyone reads.
The reason is in the paperwork, and the paperwork is public. Here is how it works.
Every building project the city takes on has its own file, called a capital profile. The file says what the project will build, what it is expected to cost, and where the money comes from. It also lists every change made since the project began, with a date and a reason for each one. When you hear that Council changed a project's borrowing, the full story of that change is written in this file.
Authorized is not borrowed. Borrowed is not spent.
This is where most confusion about city debt begins. A borrowing bylaw sets a ceiling, and the city does not always go up to it. Three different numbers get treated as one.
So when a headline says Council approved borrowing of some amount, that is the ceiling, not a bill and not a cheque. Part 9 covers what borrowing actually costs once it is drawn.
And not every increase is new money.
Two borrowing bylaws passed on the same day in August 2022. On an agenda they look like the same kind of item. They are not.
The second is not new borrowing at all. That $2.5 million was already approved inside a larger solar program. The bylaw moved it into its own project file so it could be tracked separately. The report says plainly that it creates no new borrowing authority.
Both appear as a dollar figure beside a bylaw number. Only one of them is money the city did not already have permission to spend.
So why does the number change at all?
This is the question every one of these bylaws raises, and the paperwork rarely answers it in one place. There are really only a handful of reasons.
This is what happened to the Capital Line. The business case was priced in 2020. The bids came back after a period of severe construction inflation and supply chain disruption, and the difference between those two moments is most of the increase.
The 2022 amendment to the Capital Line is this kind. Both senior governments added $24 million each, and the city borrowed $12 million to match them. The borrowing authority went up, and Edmonton ended up with $60 million more project for $12 million of its own money.
What Council does decide is what to do about it. There are three options and no others: reduce the scope of the project, delay it, or pay the difference. Each has a cost. Part 8 covers what delay costs, because putting a project off does not make it cheaper.
What actually arrives with a borrowing bylaw
This is the standard set attached to a borrowing bylaw on a Council agenda.
All of it is public. Search the bylaw number on the City of Edmonton meeting portal and the whole package is there.
Six words that do most of the work
Capital profile. The file for one project. It has a number like 16-66-7018, and the first two digits are the year it was created.
Borrowing bylaw. Council's permission to borrow for that project. Under Alberta law the city cannot borrow without one.
Amending bylaw. A change to that permission. It does not replace the original, it edits it, which is why a redline exists.
Borrowing authority. The most the city is allowed to borrow for the project. A ceiling, not a bill.
Tax-supported debt. Debt repaid out of property taxes rather than out of a utility fee. Part 9 has the split.
SCBA. Supplemental Capital Budget Adjustment, the scheduled point in the year when Council changes the capital budget. Most amendments trace back to one.
In plain English
You see a headline: the city is spending $50 million on a road. It sounds like $50 million just disappeared from everything else this year.
That is usually not what happened.
There are two ways a city pays for something big. Pay for it all at once out of this year's taxes, or borrow the money and pay it back slowly.
Paying all at once costs a lot right now, and then it is finished. Borrowing costs a little every year for a long time, but every dollar the city borrows is a dollar it cannot borrow for something else later.
It is the same choice you make with a car. Save up and pay cash, or pay a bit every month. Neither one is wrong. They just pinch in different places.
So what does that $50 million road actually cost you? If the city borrowed for it, about $1.56 a year on a normal home. Not $50 million out of this year's services.
And that $50 million does not vanish into a hole. Most of it is wages. Local workers, local contractors, local suppliers. That money buys groceries here, pays rent here, and keeps Edmonton businesses open. And when the work is done, we ALSO now have the road we needed.
One more thing: you're also hosting the neighbourhood barbecue.
The Edmonton metro region is home to about 1.72 million people. But only about 1.28 million of them live inside city limits and pay Edmonton property tax.
The other ~440,000 drive on Edmonton roads every day, work here, use the rec centres and libraries, attend the festivals, visit Fort Edmonton Park and the Telus World of Science, and count on Edmonton's police and fire coverage while they're in town. Great neighbours! But those region-serving facilities and that daily wear-and-tear sit almost entirely on Edmonton property tax bills.
This is a long-recognized problem, not a new complaint. Back in 2018, Edmonton's mayor publicly argued that neighbouring municipalities should start pitching in for the big regional facilities, noting it has "always been Edmonton's problem to deal with these significant facilities." A regional transit commission was formed in 2021 with Edmonton slated to pay about 56% of the cost; it was dissolved in 2023.
It is also measured. The City's own Fiscal Gap report gave it a name economists use: the free rider problem.
Arterials are where this lands because they are the roads people commute in on, and roads wear out by weight and volume rather than by age. A residential street carries the people who live on it. An arterial carries everyone, from everywhere, twice a day, including the trucks. That is what grinds the surface down, and Edmonton pays to rebuild it. Two examples of who pays: Edmonton is covering half the cost of the Yellowhead Trail freeway conversion, a corridor moving goods across the country, while surrounding municipalities contribute nothing to it. Whitemud Drive, which connects Sherwood Park in the east to the western suburbs, is maintained, plowed and policed entirely by Edmonton.
Show me exactly which services are counted
From the City's own $318-a-month breakdown for a typical household. Nothing here is invented; the only judgement call is which lines a non-resident plausibly uses.
Counted: $161 of $318, or 50.6% of the municipal budget. Note what is excluded. Debt repayment funds the LRT, the Yellowhead conversion and the High Level Bridge, all of which carry heavy regional traffic, and none of it is in this calculation. Support services and overhead scale with everything else and are also left out. The figure this slider produces is therefore a floor, not a ceiling.
The Undercut: why the gap keeps widening
Edmonton holds about 73% of the region's population and the service costs that come with it. It holds a shrinking share of the region's industry. Non-residential property is the profitable side of a tax base: high yield, low service demand. Edmonton's share of the region's non-residential assessment fell from 72% in 2008 to 60% in 2022, as heavy industry concentrated in the counties.
The dollars are starker than the share. Since 2015 the business base has been flat in plain dollars, $50.3 billion then, $48.8 billion now, which after inflation is a real decline of roughly a third. Residential over the same years went from $113 billion to $150 billion.
This is the mechanical reason a business tax RATE goes up. The same bill divided among a shrinking share of payers means a higher rate on each one, and no Council has to vote for it to happen.
Why is Edmonton's business tax rate that high? Three reasons, and overspending is not one of them.
One: most of Edmonton's property value is houses. Add up the value of every property in the city and about 78% of it is homes. Only 22% is business and industrial property. In some neighbouring counties, with a refinery or a petrochemical plant inside their borders, those numbers are close to reversed. When a smaller share of your property is business property, each business has to be charged a higher rate to raise the same money. The rate is high because there are fewer businesses to share the bill, not because the bill is bigger.
Two: every municipality in Alberta charges businesses a higher rate than homes, and Edmonton's markup is on the low side. On the full 2026 tax bill, city portion plus provincial education tax, a business in Edmonton pays 2.82 times the rate a home pays. In Calgary it is 3.29 times. Counting only the city portion, the part each council controls, Edmonton's markup is 3.26 and Calgary's is 4.63, against a legal maximum of 5. Measure it either way: Edmonton asks less of its businesses, relative to its households, than the other big city in Alberta does.
Three: the people live here, and the industry lives next door. The counties collect taxes from the refineries. Edmonton houses the workers, and pays for the roads, buses, police, firefighters, and social services that a million people need. When the industry is on one side of a boundary line and the people are on the other, this is what the tax rates look like.
Hold that against the chart above: over the same period business fell from 28% of everything Edmonton can tax to 22%. A shrinking share of the tax base, asked to carry a growing share of the bill. That is the regional squeeze in two numbers, and it is why the rate rises without anyone voting to raise it.
The same pattern in both metros, and what happens if a city tries to compete
The same pattern shows up in both of Alberta's big-city regions. Counting the full tax rate, city plus provincial education tax: a business in Edmonton pays roughly 2 times the rate charged by the average municipality around it. A business in Calgary pays roughly 1.8 times its own surroundings. Two councils, deciding separately, end up in the same position, because the cause is the same. The big city is where the people live and where the services get delivered. The municipalities around it hold more industry per resident, which pays their bills at a lower rate. Edmonton's version is a touch steeper than Calgary's because houses make up more of Edmonton's property value. And read the bars for what they are: nearly the same height, because both hubs carry their regions to nearly the same degree.
Each bar is how many times its own regional average that hub pays, full non-residential bill, so the two metros can be read side by side. Raw rates are deliberately not charted across cities: rates only compare within one assessment base, which is the whole lesson of Part 2. For Edmonton against Calgary directly, the first tab shows the like-for-like bills, and they land at par. Edmonton region average is estimated by adding an education levy to the 2025 municipal figures.
Why Edmonton's rate sits where it does. Compare what business owns against what business pays.
Business owns about a fifth of the property in Edmonton and pays about half the tax. Homes cover the rest. This is how every municipality in Alberta does it, and Edmonton leans on business less than Calgary does.
Edmonton's actual rates, 2026. Business property is charged a higher rate than homes. Here is by how much.
| Municipal | Prov. education + requisition | Total | |
|---|---|---|---|
| Residential | 7.7419 | 2.6218 | 10.3637 |
| Non-residential | 25.2216 | 4.0447 | 29.2663 |
| Ratio | 3.26 : 1 | 1.54 : 1 | 2.82 : 1 |
A business here pays about 2.8 times the home rate on its full bill. In Calgary it is about 3.3 times. Alberta law allows up to 5. Edmonton asks less of its businesses, relative to its homes, than the other big city does.
So who actually pays for the city? Business property makes up 22% of all the property value in Edmonton, but it pays 48% of the city's property tax. That is on purpose. Every municipality in Alberta charges businesses a higher rate than homes, and it is a big part of why your household bill is not higher than it is.
The dial below covers the city portion of the tax bill, the part Council controls. Today it sits at 3.26, meaning a business pays 3.26 times the city rate a home pays on the same value. On the full bill, once the provincial education tax is added, the gap narrows to 2.82 times. Move it and watch both bills. The city collects the same total money either way, so whatever comes off one side goes onto the other.
Reaching a county rate would mean collecting far less money in total, which is a service cut rather than a change in who pays. And if Edmonton cut deep enough to pull investment across the boundary, the counties would answer. Everyone ends up collecting less from the same buildings, and the smallest municipalities get hurt worst because they have the least room to absorb it.
The Undercut
Everything in this section comes back to one number: how much of a municipality's total property value is homes, and how much is business and industry. Here is that split for Edmonton, and for the kind of county that surrounds it.
Edmonton's split is from City reporting. The county figures are illustrative of the pattern in the industrial counties rather than a single municipality's published roll.
A municipality with two thirds of its base in industry can charge a low rate on everything and still fund itself. A city with 78% of its base in housing cannot.
The circular part: those counties can advertise a rate under 11 because the big city next door supplies the workforce, the specialized services, the hospitals, the university and the emergency capacity their pitch depends on.
The region's international airport sits outside Edmonton's boundary, in Leduc County. It carries our name. We do not collect a dollar of tax on it.
A county with Refinery Row inside its boundary can draw two thirds of its municipal tax revenue from industry, which lets it hold residential taxes low and still post quarterly surpluses. In some of the surrounding counties, homes are barely a third of all property value. In Edmonton, homes are 78% of it. And Edmonton already charges no machinery-and-equipment tax to stay competitive.
When regional growth outpaces the hub that makes the region attractive in the first place, everyone is sawing at the branch they are sitting on.
Is there a fix that already exists?
Yes, and it is partly built. The Edmonton Metropolitan Region Board's Shared Investment for Shared Benefit model lets municipalities co-invest in regional projects and share the resulting tax revenue in proportion to what each contributed. Thirteen regional municipalities signed on to the Collaborative Economic Development initiative in April 2021, agreeing to compete as a region rather than against each other.
The limit is that it applies to NEW growth. There is no mechanism in Alberta to pool EXISTING industrial assessment, so the multi-billion-dollar refineries and petrochemical plants already built in the counties stay entirely outside it. Pooling new growth creates shared wins. Pooling existing wealth creates winners and losers, which is why it needs provincial legislation rather than goodwill.
It has been done elsewhere. The Minneapolis-St. Paul region has run a Fiscal Disparities Program for decades, sharing 40% of the growth in the commercial and industrial tax base across the whole metro area. Nobody there considers it radical.
What that means for you
Good Neighbours, Bad Formula
In plain English
About 1.72 million people live in and around Edmonton.
About 1.28 million of them live inside the city. Those are the people who pay Edmonton property taxes.
The other 440,000 live in the towns and counties nearby. They do not pay Edmonton property taxes.
But they drive on Edmonton roads. They swim in Edmonton pools. And if something goes wrong, Edmonton police, firefighters and paramedics come.
The city counted. About one out of every three drivers on Edmonton roads lives somewhere else. On the big roads coming into the city, it is more than nine out of ten.
Fixing those big roads alone costs $296.5 million a year.
How the City sets your property tax rate.
Council votes on a dollar amount
Every year City Council decides how much money the City needs to collect from property taxes to pay for services. In 2026 that amount was $2.5 billion. This total is called the tax levy. Council votes on the levy. Council does not vote on a rate.
The rate is worked out after the vote. The City adds up the assessed value of every house in Edmonton. In 2026 the total value of houses came to $160 billion. The City then takes the share of the levy that houses need to cover, which was $1.24 billion, and divides it by that total value.
$1.24 billion divided by $160 billion equals 0.0077419.
That is the 2026 tax rate for a house. It means you pay $7.74 in City taxes for every $1,000 your home is assessed at. On a home assessed at $492,500, that works out to $3,813.
Some people call this number a mill rate. A mill is one dollar of tax for every $1,000 of assessed value. A rate of 0.0077419 is the same as 7.7419 mills. It is one number written two ways. The City writes it as a decimal in the tax bylaw. The Province writes it in mills when it compares cities.
Why the rate hardly moved when taxes went up
In 2025 the rate for a house was 0.0076254. In 2026 it was 0.0077419. That is a rise of 1.5 per cent. In the same year Council approved a 6.9 per cent tax increase.
Both numbers are correct. The total value of houses in Edmonton rose about 8 per cent from 2025 to 2026. When values go up, the City needs a smaller rate to collect the same money. The levy went up 6.9 per cent, home values went up about 8 per cent, and so the rate only needed to go up a little.
The rate moves in the opposite direction from property values. When values rise, the rate falls or stays flat. When values fall, the rate rises. Looking at the rate on its own will not tell you whether taxes went up or down. The levy tells you that.
What this means for your own bill
Your City tax bill depends on two things. The first is the rate. The second is how much your home's assessed value changed compared to the average home in Edmonton.
If your home's value went up by the same amount as the city average, your City taxes went up by about 6.9 per cent in 2026. If your value went up less than average, your taxes went up less than 6.9 per cent. If your value went up more than average, your taxes went up more. A home whose assessed value did not change paid 1.5 per cent more, because that is how much the rate rose. Only homes whose assessed value fell by more than about 1.5 per cent paid less City tax than the year before.
The 6.9 per cent is a city-wide figure. Your own change will be different unless your home tracked the average exactly.
Two taxes on one bill
Your property tax notice has two main parts. The City sets one part. The Province sets the other.
The City portion pays for police, fire, transit, roads, parks, snow clearing, recreation centres and everything else the City runs. Council decides this amount when it passes the budget.
The education portion pays for schools across Alberta. The Province decides how much each city must collect and tells the City the amount. The City collects it and sends it to the Province. Council has no power to raise or lower it. In 2026 the Province required Edmonton to collect $625 million for education. That was 10.5 per cent more than in 2025, which is a larger increase than the City's own levy.
For a typical Edmonton home assessed at $492,500, the 2026 bill breaks down this way:
| Part of the bill | Who sets it | 2026 amount |
|---|---|---|
| City services | City Council | $3,813 |
| Provincial education tax | Province of Alberta | $1,251 |
| Education allowance | Province of Alberta | $40 |
| Total | $5,104 |
The education allowance is a small extra amount that covers education taxes that go unpaid. The City must send the Province the full amount it asks for, whether or not every property owner pays.
About one dollar in four on your bill goes to the Province.
Businesses pay a higher rate than homes
Alberta law lets a city set a different rate for homes and for businesses. In 2026 Edmonton's rate for business property was 0.0252216. That is 3.26 times the rate for a house. The law says a city cannot charge businesses more than five times the rate it charges homes. Edmonton is well under that limit.
Edmonton's business rate is high compared to its neighbours. In 2025 Edmonton's rate for business property was 24.22 mills. St. Albert's was 13.11. Strathcona County's was 10.64. Leduc County's was 6.70. Edmonton charged businesses 3.17 times what it charged homes that year. St. Albert charged about one and a half times. Strathcona County charged a little over two times.
A high rate does not always mean a high bill, for businesses as well as for homes. The City of Calgary compared 2025 municipal taxes per square foot on common types of business property in five Canadian cities.
| Property type | Edmonton | Calgary | National average |
|---|---|---|---|
| Large industrial | $1.70 | $2.28 | $1.84 |
| AA office | $4.56 | $7.70 | $5.44 |
| Big box retail | $4.42 | $3.98 | $3.22 |
| Stand-alone fast food | $11.66 | $12.84 | $10.54 |
An office building in Edmonton paid less per square foot than one in Calgary, even though Edmonton's business rate was far higher than Calgary's. The reason is that business property in Edmonton is assessed at lower values. A lower value needs a higher rate to raise the same dollars. The City of Edmonton has not checked Calgary's calculations.
Because the business rate is higher, businesses pay a bigger share of the levy than their share of property value. On the 2026 roll, business property is about 20 per cent of all property value in Edmonton, and businesses pay about 44 per cent of the City levy. Homes are about 80 per cent of the value and pay about 56 per cent. In 2025 those business shares were about 22 per cent and 48 per cent, which are the figures Parts 5 and 10 use. The slide from one year to the next is the same shrinking business base those parts describe, with home values rising quickly on top of it.
Buildings with four or more homes on one land title, such as apartment buildings, used to pay a rate 15 per cent higher than houses. Condo buildings are not in this group, because each condo unit has its own title. Council is phasing the higher rate out. In 2026 the difference is 6 per cent. It will be 3 per cent in 2027 and zero in 2028.
Houses in older neighbourhoods that are boarded up, abandoned or falling apart are charged the full business rate. Derelict properties create extra costs for the City. The higher rate helps cover those costs and is meant to encourage owners to clean the properties up.
Why Edmonton's rate cannot be compared to Calgary's
In 2025 Calgary's City rate for a house was 3.87 mills. Edmonton's was 7.63 mills. On its own, that looks like Edmonton taxes homes twice as hard as Calgary. The two rates cannot be compared on their own.
Calgary's median house was assessed at $706,000. Edmonton's median house was assessed at $465,500. A city with lower home values needs a higher rate to collect the same number of dollars. The fair comparison is the tax bill on the median home.
| City | 2025 rate (mills) | Median house value | City taxes on median house |
|---|---|---|---|
| Calgary | 3.87 | $706,000 | $2,733 |
| Edmonton | 7.63 | $465,500 | $3,550 |
Edmonton's rate is almost twice Calgary's. Edmonton's median tax bill is 30 per cent higher than Calgary's. Those are two different facts, and the second one is the one that matters to a homeowner.
A high rate can mean high taxes. It can also mean low property values. The rate alone does not say which.
The figures in this table come from a comparison the City's Assessment and Taxation Branch prepared for Council in April 2026. The rate data comes from Alberta Municipal Affairs. The same comparison covers 17 Alberta cities. Edmonton's rate is the ninth highest of the 17, in the middle of the group. Edmonton's tax bill on the median house is the fourth highest, behind St. Albert, Grande Prairie and Beaumont.
The steps each year
- In the fall, Council approves the budget and sets the total the City needs from property taxes.
- In January, the City mails assessment notices. Your assessed value is what your home would have sold for on July 1 of the previous year.
- You can challenge your assessment until the deadline printed on your notice.
- In April, Council passes the tax bylaw. This is the step that divides the levy by the final total of assessed values and sets the rate.
- In late May, tax notices are mailed. Payment is due June 30.
Sources for this part
In plain English
The City does not pick a tax rate and apply it to your house.
It works the other way around. Council decides how many dollars the City needs for the year. Then that total gets divided by the value of every property in Edmonton. The rate is just the answer to that division.
This is why the rate can barely move in a year when taxes go up. If home values rise, the same dollars need a smaller rate.
And it is why a high rate does not automatically mean high taxes. Calgary's rate is half of Edmonton's, because Calgary's houses cost a lot more. The bill is the number to compare, never the rate.
Who pays for a new neighbourhood.
Who builds what
When a new neighbourhood is built in Edmonton, the cost is split three ways. The City published the split in a table for Council in August 2022.
- Local roads, collector roads and arterial roads up to four lanes
- Sanitary sewer, water and storm drainage
- Park land and basic landscaping
- Street lights and bus stop pads
- Shallow utilities
- Arterial roads wider than four lanes and expressways
- Fire halls
- Recreation centres and libraries
- Police stations and police vehicles
- Transit buses and transit facilities
- Park amenities and trails, eco stations, maintenance yards
- Provincial highways
- Schools
- Hospitals
- Assisted living
The developer's share is paid up front and built into the price of each lot. The City's share is paid from property taxes and provincial grants over many years. The City also pays to maintain and eventually replace everything on both sides of this table once it is built.
How Edmonton charges developers
Alberta law lets a city charge developers an off-site levy for a wide list of infrastructure. Edmonton uses that levy for one thing only: fire halls. Bylaw 19340 took effect January 1, 2022. Roads are handled separately through Arterial Roadway Assessments, a per-hectare charge under Bylaw 14380. Sewers are handled through Permanent Area Contributions and the Sanitary Servicing Strategy Fund.
Calgary charges developers for ten kinds of infrastructure through one levy. Its rate is $609,000 per hectare, which the City of Calgary says works out to about $22,600 per home. Calgary is consulting on changes to that bylaw in 2026.
The result is that a new home in Edmonton carries less infrastructure cost in its price, and Edmonton taxpayers carry more of that cost on the annual tax bill.
What a new area costs over 50 years
In 2014 the City modelled the Decoteau area in southeast Edmonton, which is planned for five neighbourhoods and about 67,800 people over 39 years. The model looked 50 years ahead. All figures are in 2014 dollars.
On its own, the area does not cover its costs. The model then asked a second question. What happens if the city keeps its commercial and industrial base growing at the same pace as its homes? For Edmonton, that means about $5 billion of business assessment for every $20 billion of new home assessment. With that condition, revenue passes costs at about year 35 and the area pays its way within the 50 years.
The model leaves things out on both sides. It does not count EPCOR dividends, investment earnings, or business taxes from places like West Edmonton Mall and downtown, which help pay for every neighbourhood. It also does not count the replacement of long-lived assets like sewers, park trails and playgrounds, or LRT. Those are all real, and they push in opposite directions.
The City's own words on the point: the tax revenue from a new residential neighbourhood is not meant to pay for that neighbourhood by itself. Property taxes are set for the whole city and are not calculated one neighbourhood at a time.
Density changes the math
The 2014 model assumed about 31 homes per hectare of residential land, with 71 per cent of homes being single or semi-detached. Every kilometre of road and pipe is cheaper to run when more homes share it.
Edmonton's new neighbourhoods are being built denser. The built density of the developing area rose from 26 homes per hectare in 2009 to 35 in 2020, and stood at 32 across the whole developing area as of 2023. Kettle Lakes is one of the five Decoteau neighbourhoods. Its plan went to Urban Planning Committee on January 20, 2026 with a recommended minimum of 45 homes per hectare. That is a higher density standard than the 2014 model assumed.
The City says compact growth of the kind in the City Plan is expected to save about eight per cent in service and infrastructure delivery over the life of the Plan. The Kettle Lakes plan will come to Council with its own cost and revenue analysis at the public hearing.
What growth gives back that the model does not count
New residents bring stores, offices and warehouses after them. Business property pays 3.26 times the rate a house pays. The 2014 model counted the commercial land inside Decoteau, which is 7.6 per cent of its assessment. It did not count business growth outside the plan boundary that only happens because the people arrived.
New neighbourhoods also bring construction jobs, wages and spending. The City estimated the Decoteau build-out at about $1.87 billion of economic activity from the public infrastructure alone, before counting the homes and stores. That benefit is real for Edmontonians. It reaches the City's budget only through property assessment, permits and user fees, because the City has no income tax or sales tax. A neighbourhood can make the city more prosperous and still leave the question of who pays for its roads open. Those are two different questions.
Developers read the same numbers differently. BILD Edmonton Metro's 2025 Urban Growth Case Study argues that dense new suburbs generate more in taxes than they cost the City. The difference comes down to the time horizon: the City's model includes replacing everything at year 40 and 50, and the industry study focuses on the operating decades.
Sources and the fine print for this part
In plain English
A new neighbourhood is paid for by three different wallets.
The developer pays for the streets, pipes and street lights inside it, and folds that into the price of each lot. The City pays for the fire hall, the rec centre, the buses and the big roads. The Province pays for the schools and the hospital.
Then the City pays to run and fix all of it, forever.
The City studied one big new area over 50 years. On its own, the area brings in less than it costs. It only pays its way if business property keeps growing alongside the houses, because businesses pay a much higher tax rate.
Why it costs less to live in Edmonton and more to pay the tax bill.
Two numbers that are both true
Edmonton's property tax bill on a typical house is higher than Calgary's. In 2025 the median house in Edmonton paid $3,550 in City taxes. The median house in Calgary paid $2,733.
Owning that house costs far less in Edmonton. The median house was assessed at $465,500 in Edmonton and $706,000 in Calgary. With 20 per cent down and a 25-year mortgage, the monthly payment gap is:
| Mortgage rate | Calgary monthly | Edmonton monthly | Gap per year |
|---|---|---|---|
| 4.0% | $2,971 | $1,959 | $12,145 |
| 4.5% | $3,126 | $2,061 | $12,779 |
| 5.0% | $3,285 | $2,166 | $13,428 |
Take off the $817 more that the Edmonton house pays in City taxes and the Edmonton owner is still ahead by $11,300 to $12,600 a year. The Edmonton buyer also needs $48,100 less for a down payment. Education tax scales with value, so the Calgary house pays more of that too.
The tax bill is the number people see. The mortgage is the number they do not compare.
Why the price gap exists
Developers report that the same new house costs about $200,000 more in Calgary than in Edmonton. BILD Edmonton Metro put Edmonton's new single-family price at $651,000 in January 2026 and said the identical product in Calgary costs about $200,000 more. The City's own assessment medians show a $240,500 gap.
Three policy choices explain most of it.
Land supply. Calgary approves new communities in batches through business cases. It approved 14 in 2018, declined all 11 applications in 2020, approved 8 in 2022 and 4 of 7 in 2024. Edmonton holds decades of land inside its own boundary. On January 1, 2019 the city annexed 8,260 hectares from Leduc County, which the City described as a 50-year supply. Most of that land is reserved. The City Plan says the neighbourhoods already under way must be close to complete before the new land south of 41 Avenue SW is opened. A servicing study for that land is due at the end of 2026. Inside the ring of neighbourhoods already approved, developers proceed as the market absorbs lots.
Developer charges. Calgary's levy adds about $22,600 to the cost of producing a new home. Edmonton's fire hall levy and arterial assessment add less, and the rest of the infrastructure cost is carried on the tax bill over time instead of being charged when the home is built.
Zoning. Edmonton's Zoning Bylaw 20001 took effect January 1, 2024. It allows up to eight homes on a single residential lot anywhere in the city. In 2024 the City approved almost 16,000 net new homes, more than 6,000 of them row houses, backyard homes or secondary suites. Row housing approvals in the small-scale residential zone averaged 146 homes a year between 2019 and 2023. In 2024 they hit 1,216. And it took the redevelopment of only 0.39 per cent of properties in mature neighbourhoods to do it. CMHC recorded record housing starts in Edmonton in 2024 and again in 2025 and credits City policy changes as part of the reason.
Both cities took in large population growth in 2024 and 2025. Calgary's median assessed house rose 15.7 per cent in one year, from $610,000 to $706,000. Edmonton's rose 8.6 per cent, from $428,500 to $465,500. By spring 2026 Edmonton had turned into a renter's market because new homes were arriving faster than new residents. Demand hit both cities. Supply decided what happened to prices.
The trade
Edmonton keeps the cost of building a home low and keeps building them. That is why a home here costs about $12,000 a year less to carry. Part of the price is that the City carries more of the infrastructure cost on the tax levy instead of in the lot price, and that shows up as a higher rate and a higher tax bill. Both facts belong on the same page.
Sources for this part
In plain English
Yes, the tax bill on a typical Edmonton house is higher than on a typical Calgary house. About $817 a year higher.
But the Calgary house costs $240,500 more to buy. The mortgage on it costs over $1,000 more every month.
So after paying the higher tax bill, the Edmonton owner still comes out more than $11,000 a year ahead. And needed $48,100 less to get in the door.
Part of the reason homes stay cheaper here is that Edmonton keeps approving land and homes, and charges builders less up front. The cost of the fire halls and big roads gets spread across everyone's tax bill over time instead of being loaded into the price of each new house.
Why the neighbours have lower rates, and what used to hold the region together.
The rates, all thirteen municipalities
These are the 2025 municipal rates for every municipality in the region, from the comparison the City prepared for Council in April 2026. Tap any column heading to sort.
| Municipality | Business rate (mills) ▼ | House rate (mills) | Business to house ratio |
|---|
The counties with the lowest house rates are the ones with the largest industrial bases. Alberta's Industrial Heartland sits in Strathcona County, Sturgeon County and Fort Saskatchewan. Nisku sits in Leduc County. Acheson sits in Parkland County. That industrial tax base lets them hold house rates at 3 to 5 mills. Statistics Canada draws the metro region by commuting. Many of the people who live in these municipalities work in Edmonton, and they use roads, facilities and services that Edmonton taxpayers built.
Edmonton's business rate is nearly double the next highest in the region. Edmonton charges business 3.17 times what it charges a house. Its neighbours charge 1.4 to 2.8 times.
The 2014 Decoteau model set the rule for Edmonton: about $5 billion of business assessment for every $20 billion of new home assessment. Edmonton can only apply that rule inside its own boundary. When the region's industrial land is outside that boundary, the rule gets harder to meet every year. Council's response is on the record: the Fiscal Gap Strategies Work Plan approved March 5, 2025 lists growing the non-residential tax base inside city limits as an action.
The body that coordinated the region is gone
For 17 years the Edmonton Metropolitan Region Board set growth rules for 13 municipalities at once. Its Growth Plan, adopted in October 2017, set a minimum of 35 homes per hectare for new neighbourhoods across most of the region. It also decided where employment land would go. It was the one instrument that applied the same density rules to Edmonton and to its neighbours.
On November 22, 2024 the province told the board two things. Its $1 million a year in funding would not be renewed, and membership would become voluntary. St. Albert council voted to leave in January 2025. On January 23, 2025 the 13 member councils voted unanimously to wind the board down. The province repealed the board's regulation on April 1, 2025. What replaced it is a set of one-to-one agreements between municipalities. Plans approved under the Growth Plan stay in effect, but each municipality can now amend its own.
A regional transit commission went the same way two years earlier. Five of 13 municipalities, including Strathcona County and every county, declined to join before it formed in 2021. Devon withdrew in December 2022. Edmonton council voted the same month not to fund $13 million a year for a plan that would not serve the whole region. The commission dissolved on May 31, 2023.
Twice, regional cooperation here has depended on members choosing to stay. Twice, it ended when members or the province pulled out. The city that carries the most regional infrastructure is the one left with no way to share the load. Nearly half of the people who answered Taproot's 2025 election survey said the city should re-establish a strong metropolitan approach.
Sources for this part
In plain English
Look at the table again. The places with the cheapest house taxes, like Leduc County and Sturgeon County, are the places with the refineries and the industrial parks.
Industry pays a lot of tax and asks for very little service. A municipality with a big industrial base can charge everyone low rates and still pay its bills.
Edmonton is the opposite. It has most of the region's people and a shrinking share of its industry. People need a lot of service. So the rates are higher here.
For 17 years a regional board set the same growth rules for all 13 municipalities. The province pulled its funding in 2024 and the board wound down in 2025. A regional transit commission ended two years before that.
Spending per person is flat since 2011. As satisfying as it is to blame your local Council because they are a proximate target, your property taxes went up because the province cut its contribution by hundreds of millions per year, shifted its own provincial responsibilities onto city books, and the repair backlog it helped create keeps on compounding with no end in sight.
This is a COST-SHIFTING story.
You already pay provincial income tax for housing, health care, and ambulances. If it bothers you that you're billed twice while your city holds the line, that conversation belongs with your MLA and Provincial Ministers. They can choose a different path. It's never too late to remind them of the sound and power of your voice.
For the record: awards and accolades.
Sometimes we get our flowers
This one has a practical edge. A large share of the numbers on this page came out of that portal: the bike counts, the assessment figures, the service data. A city that publishes everything is a city you can audit. Most cannot be audited this way, because the data is not there to audit.
The clearest measure came in the winter of 2020 and 2021, when cities everywhere were scrambling to get people safely outdoors. Edmonton's winter planner appeared on at least 16 webinars advising other cities on how to do it. The Winter Cities Institute, which holds the field's records, is now housed at the University of Alberta.
A small marker of how far it moved: before the strategy, Edmonton had no year-round patios. The idea was initially met with outright rejection.
GLOBAL
Edmonton hosted the first conference of its kind in the world. In March 2018 the UN’s Intergovernmental Panel on Climate Change chose Edmonton for the inaugural Cities and Climate Change Science Conference, co-organised with UN-Habitat. More than 800 delegates in person and roughly 6,000 online, from 64 countries across six continents. UN-Habitat described it as the first time the science of climate change in cities was put at the centre of the debate.
The resultant document circulated worldwide: the Edmonton Declaration, drafted by the City with the Global Covenant of Mayors. ICLEI carried it to a network of more than 1,500 cities, and mayors on several continents have signed it.
Winter. Edmonton is the only city in Canada with a dedicated winter city planner. Its Winter Design Guidelines have been adopted as a model elsewhere, and the work has been covered by Bloomberg and The New York Times.
NORTH AMERICA
Most open city on the continent, five years running. Edmonton scored 98.4% on the Open Cities Index against a 34.9% average across 41 other North American cities, and placed first in Canada in 2015, 2016, 2017 and 2019. It was the first government in either Canada or the United States to adopt the International Open Data Charter.
Light rail, before anyone else its size. In 1978 Edmonton became the first city under one million people in North America to build a modern light rail system. Cities that size were told it could not be justified. Edmonton built it anyway, and the rest of the continent followed.
The largest urban parkland in North America. 7,400 hectares of river valley, 22 times the size of Central Park, with more than 150 km of trails and 20-plus major parks, held as public land instead of sold off.
CANADA
For how it handles money.
Twenty-nine years unbroken means every Council and every CFO across three decades cleared the same independent bar. It is the same reporting this page is built out of.
For planning. Four awards from the Canadian Institute of Planners: the City Plan (2021), Open Option Parking (2021), Breathe, and the Zoning Bylaw Renewal (2025). On the parking one the jury noted Edmonton was the first major Canadian city to step away from regulatory parking minimums.
For asking people what they think. The Alberta Professional Planners Institute gave the City Plan’s public engagement an Award of Merit in 2022. That is the profession judging the consultation itself, not the plan it produced.
For climate work. Edmonton was among the first cities in Canada to put a carbon budget in front of Council alongside the financial ones, and was honoured for it at the American Planning Association Sustainable Communities Division Awards in 2022.
For housing, where the result matters more than the award. Edmonton rewrote its zoning bylaw effective January 2024, cutting 46 zones to 24 and allowing up to eight homes on most lots. CIP gave it a 2025 Award for Planning Excellence, citing approval timelines as short as one day.
Then the outcome. Edmonton recorded 15,902 housing starts in 2025, up 17.9% over 2024 and the highest annual total since at least 1990. The federal government put $175 million into the city through the Housing Accelerator Fund.
And the homelessness numbers in Part 5 belong here too. Between 2008 and 2016 the count was cut by more than half, and Edmonton was publicly on track to end chronic homelessness. The program worked until the supports it depended on stopped arriving.
Ready to use that voice? Send them The Bill.
Governments send us bills all the time. Here's one going the other direction: a Resident's Bill, from you, to your MLA. Put your name on it, add your own words if you like, and send it. It takes two minutes, and MLAs count every letter they receive.
The receipts
Don't take my word for any of this. Every card below is a primary source. Flip through them, follow the links, check my math.