What it costs to own a house in West Vancouver
Rates checked 5 October 2026 · next review May 2027On top of the mortgage, a West Vancouver house costs you property tax, the Province’s additional school tax on value over $3,000,000, a quarterly utility bill, insurance and upkeep. The District’s 2026 report put the average single-family house at $3.56 million assessed, and at that value the additional school tax alone is $1,120 for 2026, rising to $1,680 in 2027. At that value the Home Owner Grant no longer applies.
Rates, grants and fees change every year. Everything below is subject to change. Call the District with your folio or address before you rely on a figure.
| District of West Vancouver, property tax | 604-925-7032 |
| District of West Vancouver | 604-925-7000 · info@westvancouver.ca · 750 17th Street |
| West Vancouver Fire Prevention, FireSmart | 604-925-7392 · fireprevention@westvancouver.ca |
Property tax, 2026
| West Vancouver | |
|---|---|
| Municipal rate | 1.85475 per $1,000, plus an asset levy of 0.01802 |
| Change for 2026 | Up 3.43%. On the average house, about $210 more than 2025 in the District’s share |
| Additional school tax | 0.2% of value from $3M to $4M and 0.4% above $4M; 0.3% and 0.6% from 2027 |
| On a house assessed at $3,560,000 | Additional school tax $1,120 in 2026 and $1,680 in 2027, on top of the regular bill |
| Home Owner Grant | Starts to fall at $2,075,000 and the regular $570 grant is gone by $2,189,000 |
| Due | 2 July 2026. 5% penalty on 2 July, another 5% on 2 September |
The full bill also carries school, TransLink, Metro Vancouver and other levies set by other bodies; West Vancouver does not publish them as one total rate. Ask the District for the figure on a particular folio. Owners 55 and over, and families with children, can defer property tax with the Province; for 2026 the rate is 6.45%.
Utilities, every quarter
| Charge | 2026 rate |
|---|---|
| Water, base | $107.08 a quarter |
| Water, metered | $1.78 a cubic metre for the first 30, then $2.03, $3.11 and $4.29 as use rises |
| Sewer | $72.09 a quarter, plus $4.91 a cubic metre |
| Drainage levy | $168.59 a quarter |
| Garbage and organics | $75.68 a quarter, plus $23.79 for public space refuse |
| Fixed charges in total | $447.23 a quarter, or $1,788.92 a year, before water and sewer use |
The other costs
- Trees: removing or heavily pruning a protected tree needs a District permit, $330 for the first tree and $120 for each additional one, and a replacement tree.
- Wildfire: about half of West Vancouver is in the Wildfire Hazard permit area. The District offers free FireSmart home assessments.
- Speculation and vacancy tax: every owner declares by 31 March. For 2026 the rates are 1% for Canadian citizens and permanent residents and 3% for others, if no exemption applies.
- Insurance: your own policy covers the house. Ask your broker about the home’s age, systems and location.
These are general figures, not tax or financial advice. For the tax on a particular house, call the District of West Vancouver on 604-925-7032, and confirm insurance with your broker.
- District of West Vancouver, 2026 Tax Rates Bylaw, Council report. Checked 5 October 2026.
- District of West Vancouver, Property taxes. Checked 5 October 2026.
- District of West Vancouver, Your utility bill explained. Checked 5 October 2026.
- Province of British Columbia, Additional school tax rate. Checked 5 October 2026.
- Province of British Columbia, Home owner grant. Checked 5 October 2026.
- Province of British Columbia, Property tax deferment interest rates. Checked 5 October 2026.
- District of West Vancouver, Tree cutting permit, private property. Checked 5 October 2026.
- District of West Vancouver, Wildfire hazard development permits. Checked 5 October 2026.
- District of West Vancouver, FireSmart. Checked 5 October 2026.
- Province of British Columbia, Speculation and vacancy tax rates. Checked 5 October 2026.