Property Tax Assessment in 2027: Will MPAC Reassess Your Home?

By Jatin Dua · Broker of Record, RE/MAX Quantum Realty · Updated 2 November 2026 · 10 min read — Ontario has deferred the MPAC reassessment again, so 2027 property tax still uses 2016 values. What can change and how to check or challenge yours.

This is for Ontario homeowners, buyers and landlords who want to know whether MPAC will reassess their property for the 2027 tax year, and what that means for the tax bill. Short version: the Province has said the province-wide reassessment stays deferred, so 2016 values carry on, but a few things about assessments do change in 2027.

Will MPAC reassess Ontario properties for 2027?

No province-wide reassessment is planned for 2027, based on what the Ontario government said on 29 October 2026. In its 2026 Ontario Economic Outlook and Fiscal Review, the Province wrote that the provincewide reassessment “will continue to be deferred to ensure stability for taxpayers.” It gave no new date.

That means your 2027 property tax will very likely still be calculated on your property’s assessed value as of 1 January 2016, unless something about your property itself has changed. MPAC’s own assessment cycle page confirms that the 2026 tax year used fully phased-in 2016 values. MPAC has not yet published 2027 wording as of 10 November 2026, so watch its site in the new year.

If you are hearing that “everyone’s assessment is going up in 2027,” that is not what the Province has said. Be careful with mailers or calls offering to “fight your 2027 reassessment” for a fee. The City of Toronto says it does not mail notices about how to reduce or challenge your assessment, and you do not need a tax consultant to appeal.

Why are Ontario assessments still based on 2016 values?

Ontario normally reassesses every four years. MPAC mailed a Property Assessment Notice to every property owner in 2016, covering more than five million properties, with values as of 1 January 2016. The next update was due in 2020.

• 2020: the Province postponed the update because of the COVID-19 pandemic, MPAC says.
• 16 August 2023: Ontario filed a regulation under the Assessment Act extending the postponement through the end of the 2021–2024 cycle.
• 2025: the fall economic statement of 6 November 2025 gave no date for a general reassessment. A property tax law firm, Miller Thomson, noted that this pushed Ontario into year 10 of what was meant to be a four-year cycle.
• 2026: the 2026 Ontario Budget said the government continues to gather feedback on making the assessment and tax system more effective. The October 2026 fall statement then said the deferral continues.

I covered the mechanics of the 2016 base in why your Ontario assessment still says 2016. This post is about what 2027 holds.

What would a reassessment actually change on your tax bill?

A reassessment does not, on its own, raise the total amount of tax a city collects. The city sets its budget, then sets the tax rate needed to raise that money across all assessed values. If every assessment rose by the same percentage, rates would fall and most bills would barely move. In other words, a reassessment mainly changes who carries how much of the load.

What matters is how your property’s value changed compared with the average in your municipality. The City of Toronto puts it plainly: if your property’s value rose by more than the City average since the last update, you see an assessment-related tax increase.

Here is a simple illustration. Say average values in a city rose 50% between 2016 and a new valuation date. A home that rose 50% keeps roughly the same share of the tax bill. A home that rose 70% would carry about 13% more of the load (1.70 divided by 1.50), and one that rose 30% about 13% less. Those numbers are an example of the math, not a forecast.

Increases have also been softened in the past. In the last update, Toronto shows that a home whose assessed value rose from $592,000 to $770,000 had the $178,000 increase phased in at $44,500 a year over four years, from 2017 to 2020. Decreases took effect immediately. The Province decides whether a future update uses phase-in again.

Source: City of Toronto, Property Assessment and Appeals, sample of assessment phase-in (page modified 11 May 2026).

How have GTA home prices moved while assessments stayed frozen?

Because a reassessment is about relative change, note how differently home types and areas moved in just two years. Condo apartments fell further than detached houses almost everywhere.

Source: TRREB MLS data via REALM, January–October 2026 vs the same period of 2024. Median sold prices, municipality or Toronto district level, not neighbourhood figures.

Across the whole TRREB area, the MLS Home Price Index composite benchmark was down 4.3% year over year in October 2026, and the average selling price was $1,024,108, down 2.7%, according to TRREB’s October Market Watch. None of this changes your 2027 assessment, because the valuation date is still 2016. It does show that when a new valuation date is eventually chosen, the date itself will matter, and condo and house owners may not move together.

Can your MPAC assessment change in 2027 without a reassessment?

Yes. A frozen valuation date does not freeze your property. MPAC says it keeps reviewing properties between updates as new homes are built, owners renovate, structures are demolished and properties change use. You may get a notice from MPAC if:

• you build an addition, a new structure such as a garden suite, or tear one down;
• ownership, the legal description or school support changes;
• your value changes because of a Request for Reconsideration or an Assessment Review Board decision;
• the property’s classification or tax liability changes.

New homes and newly registered condo units get their first assessment this way too, still expressed in 2016 values. If you are building or adding a unit, budget for the tax on the added value; my post on laneway suite costs and rules covers the bigger picture.

What is new for Ontario property assessments in 2027?

Two proposals from the October 2026 fall statement are worth knowing:

• Online assessment roll. Today, viewing the assessment roll usually means visiting a municipal office in person. The Province proposed amendments so MPAC can run a central online platform with selected assessment information, expected in mid-2027 if the amendments pass. That would make it easier to compare your assessment with similar homes.
• Notice dates. The Province proposed letting the Minister of Finance set, by regulation, a later date for MPAC to deliver assessment notices than the Act otherwise requires.

The Province also plans to change how education property tax is passed from municipalities to school boards from 2028. That is an administrative change; it does not change your assessment.

How do you check or challenge your MPAC assessment in 2027?

1. Log in to MPAC’s AboutMyProperty portal and compare the recorded details, such as living area, bathrooms, basement finish and garage, with your home.
2. File a Request for Reconsideration (RfR) if something is wrong. It is free. MPAC says the deadline for each tax year is printed on your Property Assessment Notice, so confirm the 2027 date with MPAC before you file.
3. Use the right evidence. Because values are still as of 1 January 2016, compare your assessment with similar homes nearby and with sales around that date. Today’s prices are much less useful.
4. Wait for MPAC’s answer. MPAC says it usually responds in writing within 180 days, with up to 60 more days if needed.
5. Appeal if needed. For residential property, you can appeal to the Assessment Review Board within 90 days of MPAC’s RfR result.

Keep paying your bills while you wait. The City of Toronto says taxes must be paid in full as billed and adjustments from successful appeals are processed separately. For all the legitimate ways to lower a bill, see the top 5 ways to lower property tax in Ontario.

Should buyers and sellers in the GTA care about MPAC in 2027?

Yes, but for budgeting, not pricing. Your MPAC value is not your market value, and buyers should never use it to judge a list price; I explain why in your MPAC assessment vs your real value.

Where it does matter is the carrying cost. In Toronto, the 2026 total residential tax rate is 0.767311%, so every $10,000 of assessed value costs about $77 a year. Rates are higher in many other GTA municipalities, which you can compare in my GTA property tax rates comparison. When I help a buyer, we pull the current tax bill and ask whether any renovation, addition or new suite has been finished but not yet picked up by MPAC, because that can mean a supplementary bill after closing.

What to do next

1. Find your latest Property Assessment Notice or log in to AboutMyProperty and check every recorded detail.
2. If a detail is wrong, confirm the 2027 RfR deadline with MPAC and file before it.
3. Budget for your city’s 2027 tax rate when it is set, using your 2016-based assessment.
4. If you are buying, ask for the current tax bill and whether any recent work could trigger a supplementary assessment.
5. Watch for the online assessment roll in mid-2027 to compare your value with similar homes.

Frequently asked questions

Sources

• Ontario — 2026 Ontario Economic Outlook and Fiscal Review, Annex: Details of Tax Measures and Other Legislative Initiatives
• MPAC — The Assessment Cycle
• MPAC — Request for Reconsideration
• City of Toronto — Property Assessment and Appeals
• City of Toronto — Property Tax Rates and Fees
• Ontario — 2026 Ontario Budget, Chapter 1, Section B
• Miller Thomson — Once in a decade: Ontario moves to year 10 of assessment cycle
• TRREB — Market Watch, October 2026

Related reading

• Average Property Tax in Toronto for 2027: Per Year, Per Month, by Home Value
• Toronto Property Tax Due Dates and Payment Options Explained
• GTA Property Tax Rates Compared: Toronto, Mississauga, Brampton, Vaughan and More
• Property Tax on Vacant Land in Ontario: How It Works