Property tax is a tax based on the assessed value of a property. If you own a property, you will have to pay property tax. It is used to pay for city services such as police, the fire department, and public transit as well as elementary and secondary education.
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The property tax in Manitoba is made out of four parts:
Every year, the education tax is set by the provincial Minister of Education while the rest is set by the City Council; the rates are expressed in mills based on how much revenue they predict to need to fund services, where 1 mill = 0.001.
Manitoba uses a portioned assessment system which was introduced in 1990 to distribute the taxes since market values increase at different rates for each class of property. Thus, each class of property will have a different sized portion of their assessed value that is taxable.
* For mortgages of at least $500,000 with down payment under 20%.
WOWA assumes no liability for the accuracy of information presented.
† For mortgages of at least $500,000 over a 25-year amortization period.
Property value assessments in Manitoba are conducted by the provincial assessment services delivered through 10 district offices with the exception of Winnipeg, which has their assessment conducted by the City of Winnipeg only.
Property is assessed at market value as stated in The Municipal Assessment Act which takes into account factors such as location, market conditions, and size to estimate how much the property would reasonably sell for if listed on the open marketplace. There are ten classes of properties determined by The Classification Property and Portioned Values Regulation, and the class your property belongs to determines what percentage of its market value is taxable. The assessment is usually mailed out from May to July.
Properties in Manitoba are assessed every two years by the district assessment office. Most properties are assessed using a market value-based approach. There are three ways to determine a property’s market value:
Residential properties are valued under this approach. This compares the sales of similar properties in the assessment year to determine a valuation for the property. The assessed value may not equal the actual market value or sale value of a property.
Unique and rarely traded properties are valued under this approach. This uses the cost of the property if someone were to rebuild it to determine a valuation for the property minus depreciation due to age or other factors. This includes the price of the land and the price of all improvements (e.g. buildings) on top of it. While this takes into account the market value of the land, it does not consider the market value of the property as a whole.
For properties that are dedicated to generating income like rental properties or offices, an income-based approach is used. This approach uses the income generated by the property as well as the sales price to determine its assessed value.