Surrey Property Tax 2026: Rates, Home Owner Grant and Langley Compared

How is Surrey property tax calculated?

Divide the assessed value by 1,000 and multiply by the total rate. Surrey’s 2026 residential rate is 3.42731, so a home assessed at $1,000,000 pays $3,427.31 before the home owner grant.

The assessed value is BC Assessment’s market value for your home on July 1 of the year before, so the 2026 bill uses July 1, 2025 values. For today’s market value, a Surrey home value estimate works from recent sales.

Subtract the grant if you qualify, then add any flat charges on the notice. Homes assessed over $3 million also pay the additional school tax: 0.2% on the portion from $3 million to $4 million and 0.4% above that, rising to 0.3% and 0.6% from January 1, 2027. The estimator below covers Surrey and both Langleys.

Surrey property tax rates for 2026, line by line

Surrey approved a 2.6% increase for 2026, about $75 a year on the City portion for the average single family home, to cover inflation, 20 more firefighters, 10 more bylaw officers and frontline policing.

What is the property tax on a typical Surrey or Langley home?

These use October 2026 board benchmark prices as stand-ins for assessed values; your bill uses BC Assessment’s July 1 value, which will differ. Langley benchmarks cover the Township and the City, so both rates are shown. The South Surrey and White Rock row uses Surrey’s rate (White Rock sets its own).

Browse what is listed at these prices: Surrey townhomes and condos, South Surrey homes for sale or Langley homes for sale.

Surrey vs Township of Langley vs City of Langley property tax

Surrey, the Township of Langley and the City of Langley each set their own rate. The Township covers most of Langley, including Willoughby, Walnut Grove, Brookswood and Fort Langley; the City of Langley is the smaller city at its centre.

A higher rate does not always mean a higher bill. At BC Assessment’s typical 2026 single family values, Surrey ($1,464,000) pays $5,017.58, the Township ($1,406,000) $5,085.31 and the City of Langley ($1,207,000) $5,077.49 before the grant. That is within $68, although the City’s rate is 22.7% higher than Surrey’s.

How much is the BC home owner grant, and who qualifies?

For 2026 the basic grant is up to $570 in Metro Vancouver, which includes Surrey and both Langleys. Owners 65 or older, veterans, people with disabilities and people living with a relative who has a disability can claim up to $845 instead.

The full grant applies up to an assessed value of $2,075,000, then drops $5 for every $1,000 above it. A $2,125,000 home gets $320 basic or $595 additional, and the grants are gone at $2,189,000 and $2,244,000. You must pay at least $350 of tax before the basic grant, or $100 before the additional grant.

You must be a registered owner, a Canadian citizen or permanent resident, live in BC and occupy the home as your principal residence. Only 1 grant can be claimed on a property each year.

Claim it with the Province, not the City; municipalities stopped taking applications when the Province took over in 2021. Missed 2026? You can still apply until December 31, 2026, but a claim after July 2 is a late payment, so penalties apply to the grant amount (the first 5% on $570 is $28.50).

1. 1

   Find your jurisdiction and roll number

   Both are on your tax notice and your assessment notice. You also need your social insurance number.

2. 2

   Apply online, by phone or in person

   Use the Province’s eTaxBC application, its 24 hour self serve phone line or a Service BC centre.

3. 3

   Apply between the notice and July 2

   Surrey mails notices at the end of May. A claim after July 2 adds the late penalty to the grant amount.

4. 4

   Repeat every year

   The grant does not renew itself. The final deadline is December 31 of the tax year.

Property tax deferment in BC: who should consider it?

Deferment lets eligible owners postpone the current year’s property tax. The balance grows with interest and must be repaid before a sale completes, or on a title change or refinance, and can be paid down any time without penalty.

It suits owners with plenty of equity and tight cash flow, such as retirees on a fixed income. At 6.45% compound interest, compare it with what your savings earn first.

Equity is the test most people miss. Registered charges plus deferred taxes cannot exceed 75% of the assessed value, or 85% for families: on a $1,288,000 home that is $966,000, or $1,094,800. A line of credit counts at its full limit. Utilities such as water, sewer and garbage cannot be deferred.

• 55 or older this year, a surviving spouse, a person with disabilities, or supporting a child under 18
• A registered owner, living in the home as your principal residence
• A Canadian citizen or permanent resident who has lived in BC for at least 1 year
• All earlier years’ taxes, utility fees, penalties and interest paid

How do I check my property tax, and when is it due?

In Surrey, the online property inquiry shows any property’s assessment and tax levy, and MyProperty Accounts shows your own notices, balance and grant status. The Township has its Property Inquiry System and MyTownship, and the City of Langley uses MyCity.

The 2026 due date was July 2 in all 3. Surrey adds 5% to unpaid tax after July 2 and 5% more after September 2, and the Township adds its second 5% after September 3. The City of Langley adds a second 5% later in the year, so confirm that date with the City. On the Surrey Central detached example, the first 5% is $192.22.

Your 2027 BC Assessment notice: what to check and how to appeal

BC Assessment’s 2027 notices are expected in early January 2027, valuing homes as of July 1, 2026. A higher value does not on its own mean a higher tax; what matters is your change against the average for your property class in your municipality. In the 2026 roll, typical single family values fell 6% in Surrey, 3% in the Township and 8% in the City of Langley.

If the value looks off, compare it with nearby sales around July 1, 2026, or ask for a Langley home value estimate. The 2026 grant threshold was announced on January 2, 2026, so watch for the 2027 one too.

1. 1

   Check the notice

   Confirm the value, the property class and the land and building details.

2. 2

   File a Notice of Complaint

   The deadline is normally January 31. In 2027 that is a Sunday, so it is expected to move to Monday, February 1; use the date on your notice.

3. 3

   Attend the review panel

   An independent Property Assessment Review Panel hears complaints from early February to mid March, with decisions by April 7.

4. 4

   Appeal further if needed

   You can take the panel’s decision to the Property Assessment Appeal Board by April 30.

What buyers and sellers should know about property tax

The speculation and vacancy tax is a separate provincial tax, covered in our speculation and vacancy tax guide.

Frequently asked questions