This is general information, not a tax bill, an insurance quote, or mortgage advice. Property tax uses the BC Assessment value, not the price you offer. Strata fees and insurance are whatever that building and that insurer charge. The estimator starts from the published rates and from amounts you can change.
Monthly costs besides the mortgage
Pick a city and a home type. The tax line uses 2026 rates. Strata and insurance start from the sourced figures below, and you should replace them. Electricity stays at $0 until you enter kilowatt-hours.
Estimated monthly total, besides the mortgage
$1,027.05
Starting example for a Coquitlam townhouse at $800,000 assessed value, with the basic grant, a $432 strata fee, the $2,253 insurance placeholder, no separate maintenance percent, city utilities of $1,088 a year, 7.5 GJ of gas, and electricity left out. The script fills this in when it runs.
Property tax in the Tri-Cities, BC
BC Assessment sets the value. The city sets rates per $1,000 of that value and also collects for the school district, TransLink, Metro Vancouver, BC Assessment and the Municipal Finance Authority. Water, sewer and garbage are usually a separate utility bill. In Port Coquitlam, the solid-waste levy is on the tax notice instead.
On an $800,000 assessment, before the home owner grant:
| City | Rate per $1,000 | Tax before the grant |
|---|---|---|
| Coquitlam | $3.8520 | $3,081.60 |
| Port Coquitlam, rate only | $3.7754 | $3,020.32 |
| Port Coquitlam house, plus solid waste | $3.7754 plus $333 | $3,353.32 |
| Port Moody | $4.29125 | $3,433.00 |
Coquitlam
The city's 2026 summary lists these residential rates per $1,000. They add up to $3.8520.
| Levy | Per $1,000 |
|---|---|
| Municipal services | $2.1993 |
| Drainage | $0.0763 |
| School | $1.1248 |
| BC Assessment | $0.0381 |
| Metro Vancouver Regional District | $0.0547 |
| Municipal Finance Authority | $0.0002 |
| TransLink | $0.3586 |
| Total | $3.8520 |
The same summary adds more school tax on high-value homes: $2 per $1,000 on the assessed value between $3 million and $4 million, and $4 per $1,000 above $4 million. The Province describes the same 2026 rates as 0.2% and 0.4%. The city also says the 2026 assessed value of residential properties in Coquitlam fell by about 5.3% on average, and that a home which fell by less than that is likely to see a municipal tax increase of more than 3.37%.
Port Coquitlam
The city publishes a full 2026 bill for a residential property assessed at $1,126,339, the average, which fell 4.27%. Municipal tax on a home that moved with that average is up 1.95%. The total of the levies on that example, before a home owner grant, is $4,585.40. The rate columns add up to $3.7754 per $1,000, and the solid-waste line is a flat $333, not a rate. The city's tax-rate bylaw sets the general municipal residential rate at $2.1985 per $1,000 and the Metro Vancouver rate at $0.0552 per $1,000. The utility page says multi-family homes pay solid waste only if they opted in to city collection, so the estimator adds the $333 only for a detached house.
| Levy | Per $1,000 |
|---|---|
| School | 1.1248 |
| BC Assessment | 0.0381 |
| Metro Vancouver | 0.0552 |
| TransLink | 0.3586 |
| Municipal Finance Authority | 0.0002 |
| Municipal services (policing, fire, recreation, infrastructure, administration, engineering, debt) | 2.1985 |
| Solid-waste levy | $333 flat on the example bill |
Port Moody
The city's 2026 tax-rate summary puts the residential grand total at $4.29125 per $1,000. That is $1.57807 for other governments and $2.71318 for the municipal levy, which includes storm drainage. The sheet lists a 3.95% increase in the municipal levy for 2026. School tax on that sheet is $1.1248 per $1,000, the same School District 43 rate as Coquitlam and Port Coquitlam.
The home owner grant
The grant reduces provincial property tax on your principal residence if you qualify and apply. In Metro Vancouver for 2026 the basic grant is up to $570 and the additional grant is up to $845, on an assessed value of $2,075,000 or less. Above that, the grant falls by $5 per $1,000. You must still pay at least $350, or $100 with the additional grant. The estimator applies those rules. It does not check citizenship, residency, or whether the home is your principal residence.
Strata fees are set by the building
A condo or townhouse in the Tri-Cities, BC is usually a strata. The monthly fee pays for things the owners share: building insurance, common repairs, management, and sometimes heat or water. The fee on one building is a poor guide to the fee on the next. Read the Form B, the budget, the minutes and the depreciation report before you rely on a number.
Relta publishes what it calls a typical monthly fee among listed strata homes that show a fee, drawn from BCRES MLS. Checked October 23, 2026. The page does not date the sample, and it does not split condos from townhouses.
| City | Monthly fee | Homes in the sample |
|---|---|---|
| Coquitlam | $432 | 821 |
| Port Coquitlam | $423 | 228 |
| Port Moody | $450 | 176 |
| Burnaby | $460 | 1,282 |
| New Westminster | $516 | 415 |
| Vancouver | $552 | 2,793 |
Use the fee on the listing you are considering. A special levy is a separate bill for a repair the strata fee does not cover. There is no public average levy for the Tri-Cities, BC, so this page does not invent one.
Home insurance is a quote, not a city rate
The Insurance Bureau of Canada publishes research on claims and the market. Its public industry-data page does not list an average premium for B.C. homeowners. Premiums move with the rebuild cost, the age and claims history of the home, the deductible, and whether you add earthquake or overland-water coverage.
MyChoice's Home Insurance Outlook for 2026, updated September 24, 2026, used quotes in its own database. It reports an average annual B.C. home-insurance quote of $2,253 for January 2026, down 1.20% from January 2025. The national figure in the same table is $1,343. Dividing $2,253 by 12 is $187.75 a month. That is the placeholder in the estimator. It is not a quote for Coquitlam, Port Coquitlam, Port Moody, or any other Greater Vancouver address, and the article does not say whether earthquake coverage is included.
A range for repairs, not a local average
CMHC's home-buying guide lists maintenance and repairs as an ongoing cost of owning, along with the mortgage, property tax, insurance, utilities and condominium fees. It says to set aside an emergency fund of about 5% of your income each year. It does not give a percent of the purchase price.
The Financial Consumer Agency of Canada's 2012 workbook, Buying and Maintaining a Home, says: as a general guide, budget 1% to 3% of the value of the home a year, then divide by 12. On an $800,000 value, 1% is $8,000 a year, or $666.67 a month. 3% is $24,000 a year. That guide is national and more than a decade old. It is a planning range, not a measured cost for the Tri-Cities, BC.
For a detached house, that range is a way to save for the roof, the furnace, painting and the surprises. For a strata home, a large share of the building work is already in the strata fee. Putting 1% to 3% on the fee counts some of that work twice. The estimator therefore starts condos and townhouses at 0%, and you can raise it for repairs inside your own unit.
Water, sewer, waste, gas and electricity
Metro Vancouver runs the regional water supply and the sewer-treatment plants. Homeowners in the Tri-Cities, BC do not get a separate Metro Vancouver utility bill. The cities collect a share and pass it on. Coquitlam says 53% of its water fee and 46% of its sewer fee go to Metro Vancouver. Port Coquitlam says most of the 2026 increase in water and sewer is from those regional charges. Port Moody itemizes the Metro Vancouver portion on the utility bill.
City utility bills
| City | Detached house | Townhouse | Apartment |
|---|---|---|---|
| Coquitlam | $1,753 with a medium cart ($1,661 small, $1,908 large) | $1,088 water and sewer, no city garbage | $1,088 water and sewer, no city garbage |
| Port Coquitlam | $1,294 water and sewer. The $333 solid-waste levy is on the tax bill. | $1,183 water and sewer | $914 water and sewer |
| Port Moody | $1,892 including garbage, green waste and recycling | $1,662 including collection | $864 for water and sewer, or $1,116 with collection |
Coquitlam's detached total is $713 for water, $661 for sewer, and $287, $379 or $534 for the garbage cart. Its multi-family water fee is $427 and the sewer fee is still $661. Port Coquitlam's single-dwelling water fee is $646 and sewer is $648. A townhouse unit is $590 water and $593 sewer. An apartment unit is $456 water and $458 sewer. A secondary suite is an extra charge in both cities. The estimator does not add a suite.
Natural gas
FortisBC's Mainland and Vancouver Island residential rates, effective July 1, 2026, are:
- Basic charge: $0.4216 a day
- Delivery: $8.469 per gigajoule
- Storage and transport: $2.472 per gigajoule
- Cost of gas: $1.660 per gigajoule
FortisBC's own example for 8 GJ in a 31-day month is $113.88 before other fees and taxes. On June 16, 2026, FortisBC described about 7.5 GJ a month as the use of an average residential customer. Using the same rates for a 365-day year, that month is $0.4216 × 365 ÷ 12 = $12.82, plus 7.5 × $12.601 = $94.51, or $107.33 before GST and any municipal operating fee. A share of that gas is the designated renewable blend already inside the storage and transport charge. The estimator uses this $107.33 figure when gas use is 7.5 GJ.
Electricity
BC Hydro Rate Schedule 1101, in the Electric Tariff dated September 22, 2026, and on BC Hydro's residential tiered-rate page:
- Basic charge: 23.44 cents a day
- Step 1: 11.87 cents per kWh for the first 675 kWh in a monthly bill
- Step 2: 14.08 cents per kWh after that
The tariff says Step 1 is pro-rated by the day, and that rate riders can apply before tax. The customer page lists these three charges as what the bill shows. GST is extra. If someone used exactly 675 kWh in 30 days, the energy charge would be $80.12 and the basic charge $7.03, or $87.15 before GST. That 675 kWh is the Step 1 threshold, not a published average for the Tri-Cities, BC, so the estimator does not assume it.
The same bills, different city rates
Burnaby, New Westminster, Vancouver and the rest of Greater Vancouver charge the same kinds of costs: property tax on the assessed value, utilities, insurance, maintenance, and a strata fee if the home is a strata. The municipal tax rate and the utility fees are set by each city. This page does not copy those rate sheets, so the estimator does not guess them.
School tax is set by school district. Order in Council 124/2026, made April 7, 2026, sets these 2026 residential rates per $1,000 of taxable value:
- School District 43, Coquitlam (Coquitlam, Port Coquitlam, Port Moody, Anmore and Belcarra): $1.1248
- School District 41, Burnaby: $1.1102
- School District 40, New Westminster: $1.2349
- School District 39, Vancouver: $0.9791
- School District 42, Maple Ridge–Pitt Meadows: $1.2148
School tax is one line on the bill. The municipal rate, TransLink, Metro Vancouver and the home owner grant still have to be applied. BC Hydro and FortisBC rates above are regional, not limited to the Tri-Cities, BC. Strata fees for Burnaby, New Westminster and Vancouver are in the table higher up on this page.
Property transfer tax is a one-time closing cost, not a monthly bill. It is explained in BC property transfer tax and the first-time buyer exemption. First-time buyer programs are on the first-time buyer guide for the Tri-Cities, BC.
Questions owners ask
What do I pay each month besides the mortgage?
The mortgage is only one bill. Owners also pay property tax, home insurance, maintenance and utilities. A strata home adds a monthly strata fee. A special levy, when owners vote for one, is extra and is not in the estimator. The figures on this page are published 2026 rates for Coquitlam, Port Coquitlam and Port Moody, or a number you type in. Where no public number exists, the line stays blank.
Is property tax based on the price I pay?
No. BC Assessment estimates market value as of July 1 of the year before the tax year, and the city applies its rates to that assessed value. For 2026, the valuation date is July 1, 2025. The price you pay can be higher or lower than the assessment.
How much is 2026 property tax in the Tri-Cities, BC?
Coquitlam's residential total is $3.8520 per $1,000 of assessed value. Port Moody's is $4.29125 per $1,000. Port Coquitlam's rate portion adds up to $3.7754 per $1,000, and a single-family home also pays a $333 solid-waste levy on the tax notice. On an $800,000 assessment, before any home owner grant, that is $3,081.60 in Coquitlam, $3,433.00 in Port Moody, and $3,020.32 in Port Coquitlam before the $333 levy.
Who can claim the home owner grant?
If the home is your principal residence and you qualify, the basic grant in Metro Vancouver, which includes the Tri-Cities, BC, is up to $570 in 2026 when the assessed value is $2,075,000 or less. It falls by $5 for each $1,000 over that threshold and is $0 at $2,189,000. The additional grant, for seniors, veterans and people with disabilities, is up to $845 and is $0 at $2,244,000. You still pay at least $350 in property tax, or $100 if you qualify for the additional grant. You apply with the Province every year.
What is a strata fee?
It is the monthly payment to the strata corporation for shared costs. The amount is different in every building. It is on the listing and on the Form B Information Certificate, with any special levy the owners have already approved. Among listed strata homes that publish a fee, Relta reports a typical monthly fee of $432 in Coquitlam (821 homes), $423 in Port Coquitlam (228 homes) and $450 in Port Moody (176 homes), as shown on that page when checked on October 23, 2026. The sample mixes condos and townhouses. It is not the fee for a home you are buying.
How much should I budget for maintenance?
CMHC tells owners to plan for maintenance and repairs, and to set aside about 5% of their income each year for emergencies. It does not publish a percent of the home's price. A 2012 guide from the Financial Consumer Agency of Canada says, as a general guide, budget 1% to 3% of the home's value a year and then divide by 12. In a strata, common-property repairs are mostly in the strata fee, so adding that full range as well as the fee can count the same work twice. The estimator starts strata homes at 0% for that reason.
What do utilities cost in the Tri-Cities, BC?
Coquitlam, Port Coquitlam and Port Moody bill flat annual water and sewer fees. Waste is billed differently in each city. The amounts are in the utilities section. BC Hydro's September 22, 2026 tariff charges a basic 23.44 cents a day, then 11.87 cents per kilowatt-hour for the first 675 kilowatt-hours in a month and 14.08 cents after that, before GST. FortisBC's Mainland residential gas rates, effective July 1, 2026, are a basic charge of $0.4216 a day, delivery of $8.469 per gigajoule, storage and transport of $2.472 per gigajoule, and a cost of gas of $1.660 per gigajoule, before tax and municipal operating fees. FortisBC described about 7.5 gigajoules a month as average residential use. This page does not assume an electricity amount.
How much is home insurance?
There is no single premium for the Tri-Cities, BC. The Insurance Bureau of Canada's public industry-data page does not list an average B.C. home premium. MyChoice, using quotes in its own database, reported an average annual B.C. home-insurance quote of $2,253 for January 2026, in an article updated September 24, 2026. That is a provincial quote average, not a quote for your home, and the article does not say whether earthquake coverage is included. Get a quote for the address.
Do these city rates apply across Greater Vancouver?
No. The estimator uses Coquitlam, Port Coquitlam and Port Moody only. Other cities set their own municipal rates. School tax also differs by school district. For 2026, School District 43, which includes the Tri-Cities, BC plus Anmore and Belcarra, is $1.1248 per $1,000. Burnaby (School District 41) is $1.1102, New Westminster (School District 40) is $1.2349, Vancouver (School District 39) is $0.9791, and Maple Ridge–Pitt Meadows (School District 42) is $1.2148. Those figures are school tax only.
Is this financial advice?
No. I am Devin Desaulniers, a Real Estate Associate with Axford Real Estate. I am not a mortgage broker, accountant or insurance advisor. Confirm the tax with the city, the strata fee with the Form B, and the insurance with a broker or insurer. The mortgage payment is not in this total. My mortgage affordability calculator is a separate estimate, and it is not a mortgage approval.
Sources
Checked October 23, 2026. A number on this page comes from one of these pages, or it is arithmetic from a rate on one of these pages. If a cost has no public figure, it is left out or described in words.
- City of Coquitlam, Summary of 2026 Tax Rates (PDF)
- Property taxes
- Utility fees
- Property taxes, 2026 residential rates
- Annual Tax Rates Bylaw, 2026, No. 4441 (PDF)
- Utility bills
- Summary of 2026 Tax Rates (PDF)
- Utility bills
- The property tax equation
- 2026 Property Assessments media backgrounder (PDF)
- Home owner grant
- Home owner grant threshold for 2026
- Additional school tax rate
- Order in Council 124/2026, 2026 residential school tax rates
- Residential tiered rate
- Electric Tariff, Rate Schedule 1101 (PDF)
- Residential natural gas rates
- Small rate change to FortisBC gas bills July 1
- Homebuying Step by Step (PDF)
- Now that you're a homeowner
- Buying and Maintaining a Home: Planning Your Housing Budget (PDF)
- Home Insurance Outlook for 2026
- Industry resources and data
- Strata fees by city, from listed homes
- Form B: Information Certificate
Get a note when these rates change
Leave your name and email if you want updates on the cost of owning in the Tri-Cities, BC. Devin Desaulniers, Real Estate Associate, Axford Real Estate, will email you. Your address is not sold. The guide itself is the page you are reading.