Mississauga Property Tax Calculator
Estimate your City of Mississauga residential property tax using the official 2026 by-law rate, split across the City, the Region of Peel and education.
Of your MPAC assessed value — 0.396141% City, 0.538760% Region of Peel and the 0.153% province-wide education rate. Taken from City of Mississauga By-law 0061-2026, passed 29 April 2026.
Where Your Mississauga Tax Dollar Goes
Three separate bodies set three separate rates. Mississauga collects the whole bill but keeps only the first line.
| Portion | Rate | Share | On $579,400 | Set by |
|---|---|---|---|---|
| City of Mississauga | 0.396141% | 36.4% | $2,295 | City council budget |
| Region of Peel | 0.538760% | 49.5% | $3,122 | Regional council budget |
| Education | 0.153000% | 14.1% | $886 | Province of Ontario |
| Total | 1.087901% | 100% | $6,303 | — |
Rates from City of Mississauga By-law 0061-2026, Schedule A. The $579,400 example assessment is the figure Peel Region uses in its own 2026 property tax handbook.
The Region of Peel takes more than the City does
This is the fact that surprises almost everyone who looks closely at a Mississauga tax bill. The Region of Peel portion is larger than the City of Mississauga portion — 0.538760% against 0.396141%. Just under half of what you pay never belongs to the City at all.
Mississauga is a lower-tier municipality in a two-tier system. The City runs fire services, local roads, parks, recreation centres, libraries, MiWay transit and planning. The Region of Peel runs police, paramedics, public health, water and wastewater, waste collection, regional roads and social housing — the expensive, infrastructure-heavy services shared with Brampton and Caledon.
It matters practically. When Mississauga council announces a budget increase, that figure applies only to its own 36.4% share. A City increase and a Regional increase are decided by different councils in different buildings, and your bill is the sum of both plus a provincial rate neither of them controls.
Mississauga vs Other Ontario Cities
Every rate below comes from that city's own published 2026 rate schedule, so they are directly comparable.
| City | 2026 total rate | Tax on $400,000 |
|---|---|---|
| Windsor | 2.096514% | $8,386 |
| London | 1.727111% | $6,908 |
| Hamilton | 1.449300% | $5,797 |
| Kitchener | 1.191700% | $4,767 |
| Mississauga | 1.087901% | $4,352 |
| Toronto | 0.767311% | $3,069 |
Mississauga sits near the bottom of this group on rate, but that is not the same as the lowest bill. Mississauga assessments are far higher than Windsor's, so the same percentage applies to a much larger number. Compare bills, never rates.
Mississauga Property Tax — Frequently Asked Questions
1.087901% of assessed value — 0.396141% City, 0.538760% Region of Peel and 0.153% education, per By-law 0061-2026 passed 29 April 2026.
Mississauga sits inside the Region of Peel, so it is a two-tier municipality. Single-tier cities like Windsor and London have no regional line at all.
Yes — 49.5% to the Region against 36.4% to the City. The Region funds police, paramedics, water and waste, which are the costly services.
MPAC assessments still use a January 1, 2016 valuation date. Ontario keeps postponing reassessment, so assessed values reflect 2016, not today.
Yes — a free Request for Reconsideration with MPAC, then the Assessment Review Board. See our Ontario property tax guide for the full process.
Why your assessment looks nothing like your home’s value
Every residential property tax bill in Ontario is calculated from an MPAC assessed value with a January 1, 2016 valuation date. The province has postponed the general reassessment repeatedly, so the number on your notice reflects the 2016 market — frequently far below what your home would sell for today.
In Mississauga the gap is unusually wide, because prices here moved sharply after 2016. A rising market does not raise your bill, because the assessment behind it has not moved. Your bill changes when council changes the rate, or when your own assessment changes because you renovated, added a structure, or the property was reclassified.
How the rate is actually set
A municipal rate is roughly the approved budget divided by the total assessed value of everything the municipality can tax. That single fact explains most of what confuses people about comparing cities.
Mississauga's assessment base is large and valuable, so a comparatively low rate still raises a great deal of money. A city with a smaller or lower-valued base needs a higher rate to fund comparable services. A low rate is not evidence of efficiency, and a high rate is not evidence of overspending.
In a two-tier system the arithmetic runs twice. The Region of Peel divides its budget across the combined assessment of Mississauga, Brampton and Caledon to set one regional rate, and each lower-tier city sets its own on top. The comparison that matters is rate × your own assessment, not one city's percentage against another's.
What each portion of your bill pays for
The City portion funds services Mississauga delivers directly: fire, local roads and sidewalks, MiWay transit, parks, recreation centres, libraries, by-law enforcement and planning.
The Region of Peel portion funds services shared with Brampton and Caledon: Peel Regional Police, paramedics, public health, drinking water and wastewater treatment, waste collection and disposal, regional roads, long-term care and social housing. These are capital-heavy, which is the main reason the regional share is the largest line on your bill.
The education portion is 0.153% and is set by the Province of Ontario, not by Mississauga or Peel. It has been frozen at that rate since 2020 and is identical in every Ontario municipality — so when you compare Mississauga with anywhere else in the province, only the municipal portions differ. Your school board support designation does not change the residential rate you pay.
Paying the bill, and what happens if you don’t
Mississauga issues an interim bill early in the year — based on roughly half of last year's total, because the new rate has not been set yet — followed by a final bill once the by-law passes in spring. That is why the first instalment of the year rarely matches the figure this calculator produces: the interim bill is an estimate, and the final bill trues it up.
If you have a mortgage, your lender may collect property tax with your payment and remit it for you. Check whether yours does before setting up a separate payment, since paying twice is more common than you would think. Late payments attract penalty and interest at rates set by by-law, they compound monthly, and municipalities have strong collection powers — unpaid tax stays attached to the property and can ultimately lead to a tax sale.
Appealing, and the relief programs most people miss
You cannot appeal the tax rate — city council, regional council and the province set it. You can challenge your assessed value, and the test is comparative: is your assessment out of line with similar nearby properties as of the 2016 valuation date? Start with a free Request for Reconsideration to MPAC, which costs nothing and which MPAC must answer. If that fails, appeal to the Assessment Review Board, which charges a filing fee. Deadlines are strict and fall early in the year — check the date printed on your notice rather than assuming there is time.
Separately, Ontario municipalities must offer tax relief for low-income seniors and low-income persons with disabilities, usually as a deferral or cancellation of an increase. Applications are annual and are not granted automatically. There is also relief where a property is damaged, demolished or unusable for part of the year. If you bought a newly built home in one of Mississauga's redevelopment areas, expect a supplementary or omitted assessment later — a catch-up bill for the period after the home was finished but before it was assessed. It can arrive more than a year after closing and often surprises first-time buyers with a four-figure amount.