Property Tax in Winnipeg: Rates, Credits, and Deferrals

Property tax in Winnipeg is calculated by applying municipal and school mill rates to 45 percent of your home’s assessed market value, with the 2026 bill due June 30, 2026. A home assessed at $350,000 works out to roughly $4,625 before credits, and the Homeowners Affordability Tax Credit can reduce that by up to $1,600.¹

How Your Bill Is Calculated

The city doesn’t tax the full assessed value of your home. Residential properties are taxed on a portioned assessment set at 45 percent of the assessed value.¹ So a $350,000 home has a portioned assessment of $157,500.

That figure is multiplied by two mill rates. One covers municipal services (roads, transit, emergency response). The other funds the local school division. For 2026, the general municipal rate is 13.372 and the Winnipeg School Division rate is 15.994, for a combined rate of about 29.366 mills.² One mill equals one dollar per $1,000 of portioned assessment. On the $350,000 example, that comes to roughly $4,625 before credits.

Manitoba reassesses property values every two years, so your assessed number can lag the actual market. The next reassessment takes effect in 2027 and reflects market values as of April 1, 2025.³ Between cycles, your assessed value stays put unless you renovate or add to the property.

When Payment Is Due

The deadline for 2026 property taxes is June 30, 2026.¹ If you pay through online banking, the city recommends submitting the payment three to five business days ahead. Mailed payments must arrive by June 30, not just be postmarked by that date.

Missing the deadline triggers a penalty of 2.5 percent per month on the unpaid balance, applied on the first of each month starting July 1.⁴ On a $4,000 unpaid balance, that’s an extra $100 in the first month, and the penalty keeps compounding on the growing total. Taxes carried forward from prior years attract the same 2.5 percent monthly rate all year.

Long-unpaid taxes can put a property into a tax sale, at which point the penalty rate rises to 2.75 percent per month.⁴

Ways to Pay

Most homeowners either pay a lump sum by June 30 or spread the bill across the year through the Tax Instalment Payment Plan. TIPP splits your annual taxes into 12 monthly withdrawals from your bank account on the first of each month.⁵ If you’re already enrolled, you don’t need to meet the June 30 deadline, but the account has to be paid in full by December 31. New TIPP applications for the current tax year must be received by June 15 to avoid late charges.¹

One-time payments go through online banking, at a financial institution, by mail, or in person at City Hall and customer service centres. Use the roll number from your assessment notice so the payment is applied to the right property.

Credits That Lower the Bill

Homeowners Affordability Tax Credit

Manitoba replaced the old Education Property Tax Credit in 2025 with the Homeowners Affordability Tax Credit. For 2026, the HATC covers up to $1,600 of the school tax portion of your bill.⁶ The credit is the lesser of $1,600 or your total school taxes, so lower school taxes are simply erased.

To have the HATC applied directly to your tax bill, you need to have self-declared your principal residence with the city. Most homeowners who declared in a previous year are carried forward automatically. If you’ve never declared or you recently bought your home, contact the city to register. The HATC only applies to a principal residence, so rental properties, cottages, and commercial buildings don’t qualify.⁶ If it wasn’t applied to the bill, you can still claim it on your Manitoba income tax return.

Seniors’ School Tax Rebate

Senior homeowners can claim an additional rebate on top of the HATC. The Seniors’ School Tax Rebate is up to $235, reduced by 1.0 percent of family net income above $40,000.⁶ A senior household earning $50,000 would receive $135 ($235 minus 1.0 percent of the $10,000 over the threshold). A household at or below $40,000 gets the full $235. This one is claimed on your income tax return, not applied to the property tax bill.

Deferral for Seniors

Manitoba also runs a separate program that lets qualifying seniors postpone paying property taxes entirely. Under The Seniors’ Property Tax Deferment Act, an eligible homeowner enters a deferral agreement with the municipality. To qualify, you generally need to meet all of the following:

At least 60 years old by the end of the application year, or a widow or widower, or a person with a qualifying disability
Manitoba resident for at least two years before applying, and a Canadian citizen or permanent resident
Property assessed at $300,000 or less
No mortgage or other financial claim registered against the property
All prior years’ property taxes fully paid

Applications go through your municipal tax office and carry a fee.⁷ If more than one owner is on title, every owner must sign. Deferred taxes stay as a charge against the property and are settled when the home is sold or ownership changes.

Appealing an Assessment

If the assessed value on your notice looks too high, you can file an appeal with the Board of Revision, an independent body that hears assessment disputes.⁸ The filing window opens after assessment notices go out and is printed on the notice. There’s a filing fee, and it’s non-refundable regardless of the outcome.

Appeals deal only with assessed market value. The Board won’t hear complaints about mill rates, city services, or the total tax you owe. Your task is to show that the assessor’s value doesn’t match what your property would realistically sell for. Recent sale prices of comparable homes nearby are the strongest evidence, especially properties similar in size, age, and condition. An independent appraisal also helps, though it costs more to obtain. If the Board agrees the assessment is too high, it will revise the value downward and your future tax bills fall with it.

1
City of Winnipeg. Opening Your 2026 Property Tax Bill – Here’s What You Need to Know
2
City of Winnipeg. Historical Mill Rates
3
Government of Manitoba. Property Assessment Services
4
City of Winnipeg. Penalties and Charges
5
City of Winnipeg. Tax Instalment Payment Plan (TIPP)
6
Government of Manitoba. Homeowners Affordability Tax Credit
7
Legislative Assembly of Manitoba. The Seniors’ Property Tax Deferment Act (Bill 213)
8
City of Winnipeg. Board of Revision