Calgary · 2026 rules · updated with City data
Calgary mortgage calculator: the true monthly cost of owning
A median Calgary home assessed at $706,000 costs about $5,012 a month to own with 10% down at 4.12%: $3,489 for the mortgage (CMHC included), $391 in 2026 property tax, and $1,132 for utilities, energy, insurance and upkeep. Change anything below, or start from your community.
True monthly cost of owning in Calgary
Mortgage, CMHC, 2026 property tax, condo fee, City utilities, energy, insurance and upkeep, itemized.
- Mortgage payment
- $3,489
- on $655,097 incl. CMHC
- Property tax
- $4,695
- a year (2026 rate)
- Cash to close
- $74,021
- down payment + closing
- Income lenders want
- $147,126
- at the 6.12% stress-test rate
Estimate, not advice. Educational estimate only, not financial, mortgage, tax or legal advice. Lenders, insurers and governments set their own rules and can change them; confirm with a licensed professional before you decide.
All-in about $5,012 a month; $74,021 cash to close.
What is driving this result
- Mortgage interest is the biggest line at 44% of the monthly total.
- Everything other than the mortgage adds $1,523 a month — 30% of what owning costs.
- CMHC insurance adds $19,697 to the loan (3.10%); Alberta charges no sales tax on it.
Assumptions & sources
Assumptions
- Payments use semi-annual compounding (Canadian fixed-rate convention; the Interest Act requires a yearly or half-yearly rate). Source: Justice Laws, Interest Act, R.S.C. 1985, c. I-15, s. 6. Checked .
- Property tax = assessed value × 0.66499% (0.38906% municipal + 0.27593% provincial), City of Calgary 2026. Source: City of Calgary, How your property tax bill is calculated (2026 residential tax rate, Bylaw 9M2026), effective January 1, 2026. Checked .
- CMHC premium from CMHC's table, added to the loan; +0.20 points for 30-year amortization. Alberta charges no sales tax on the premium. Source: CMHC, Mortgage loan insurance cost (premium table). Checked .
- Land Titles: $50 + $5 per $5,000 (or part) for the transfer and again for the mortgage. Source: Government of Alberta, Land Titles and Surveys common documents fee schedule, effective October 1, 2026. Checked .
- City utilities from the 2026 water, wastewater, stormwater and cart rates; energy from the Rate of Last Resort, ENMAX and ATCO tariffs, the City's fees and GST. Source: City of Calgary, Residential water rates and billing (2026), effective January 1, 2026. Checked . Source: Utilities Consumer Advocate (Alberta), Default rates: Rate of Last Resort electricity and regulated gas, effective November 1, 2026. Checked .
- The example rate is the Bank of Canada's average effective rate on new insured 5-year fixed mortgages (4.12%, 2026-08-01). Source: Bank of Canada, Effective rate on new insured fixed mortgages, 5 years and over (series V122667780), effective August 1, 2026. Checked .
- Insurance, upkeep and the lawyer/inspection total are examples, not sourced averages. Replace them with your quotes.
What price fits an all-in monthly budget?
Most calculators solve for a mortgage payment. This one solves for everything: with your down payment share, rate, utilities and fees held as entered, the highest Calgary price whose all-in monthly cost stays within your budget is shown below.
| Rate ↓ / Price → | $555K | $630K | $705K | $780K | $855K |
|---|---|---|---|---|---|
| 3.12% | $3,782 | $4,220 | $4,658 | $5,095 | $5,533 |
| 3.62% | $3,917 | $4,373 | $4,829 | $5,285 | $5,741 |
| 4.12% | $4,056 | $4,531 | $5,005 | $5,480 | $5,955 |
| 4.62% | $4,198 | $4,692 | $5,186 | $5,680 | $6,174 |
| 5.12% | $4,344 | $4,857 | $5,371 | $5,885 | $6,398 |
What does owning cost over ten years?
The monthly number is year one. Property tax, condo fees, utilities and insurance rise; the interest share of your payment falls. This model holds your rate for all ten years (a renewal can reprice it) and assumes no change in the home's value unless you add one.
Show the numbers
| Cumulative cost | Equity | |
|---|---|---|
| Yr 1 | $45K | $66K |
| Yr 2 | $89K | $82K |
| Yr 3 | $134K | $99K |
| Yr 4 | $178K | $116K |
| Yr 5 | $223K | $135K |
| Yr 6 | $267K | $153K |
| Yr 7 | $311K | $173K |
| Yr 8 | $355K | $194K |
| Yr 9 | $398K | $215K |
| Yr 10 | $442K | $237K |
| Year | Interest | Principal | Tax | Fees + utilities | Insurance + upkeep | Cash out | Balance |
|---|---|---|---|---|---|---|---|
| 1 | $26,475 | $15,389 | $4,695 | $4,720 | $8,860 | $60,139 | $639,708 |
| 2 | $25,835 | $16,030 | $4,836 | $4,861 | $9,126 | $60,687 | $623,679 |
| 3 | $25,167 | $16,697 | $4,981 | $5,007 | $9,400 | $61,252 | $606,982 |
| 4 | $24,472 | $17,392 | $5,130 | $5,157 | $9,682 | $61,833 | $589,590 |
| 5 | $23,749 | $18,116 | $5,284 | $5,312 | $9,972 | $62,432 | $571,474 |
| 6 | $22,994 | $18,870 | $5,443 | $5,471 | $10,271 | $63,049 | $552,604 |
| 7 | $22,209 | $19,655 | $5,606 | $5,636 | $10,579 | $63,685 | $532,949 |
| 8 | $21,391 | $20,473 | $5,774 | $5,805 | $10,897 | $64,340 | $512,475 |
| 9 | $20,539 | $21,326 | $5,947 | $5,979 | $11,224 | $65,014 | $491,150 |
| 10 | $19,651 | $22,213 | $6,126 | $6,158 | $11,560 | $65,708 | $468,936 |
How do you compare your options later?
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What does each kind of Calgary home cost a month in 2026?
The same model run on the 2026 assessment roll: the median assessed value of every detached house, semi, townhouse and apartment condo in Calgary (our calculation from City of Calgary open data), 10% down (5% for the apartment), 4.12% and 25 years. Condo fees are examples; your building's fee may differ a lot.
| Home type | Median assessed | Mortgage | Property tax | Condo fee | Utilities + energy | All-in / month | Income lenders want |
|---|---|---|---|---|---|---|---|
| Detached house 303,278 homes | $718,500 | $3,550 | $398 | — | $393 | $5,091 | $149,648 |
| Semi / duplex 37,870 homes | $592,500 | $2,928 | $328 | — | $393 | $4,293 | $124,226 |
| Townhouse (condo) 64,022 homes | $438,500 | $2,167 | $243 | $350 | $393 | $3,381 | $98,539 |
| Apartment condo 80,763 homes | $301,500 | $1,586 | $167 | $450 | $199 | $2,573 | $75,031 |
Source: City of Calgary, Current Year Property Assessments (Parcel), 2026 roll (valuation date July 1, 2025), Open Government Licence – City of Calgary; our medians. Assessed value is not a sale price. The full method is on the methodology page; the long version of this table is in what a Calgary home really costs.
| Median assessed value, 2026 | Value | Basis |
|---|---|---|
| City of Calgary: single residential (detached, semi and duplex together) | $706,000 | City's 2026 roll highlights |
| Our calculation: detached houses only | $718,500 | 303,278 completed homes |
| Our calculation: semi-detached and duplex units | $592,500 | 37,870 homes |
| City of Calgary: residential condominium (townhouse and apartment units together) | $347,000 | City's 2026 roll highlights (2025: $359,000) |
| Our calculation: townhouse units | $438,500 | 64,022 homes |
| Our calculation: apartment condo units only | $301,500 | 80,763 homes |
The City groups detached houses with semis and duplexes, and townhouse units with apartment units, so its medians sit between ours. Our medians come from the open 2026 roll and count only completed homes (built 2024 or earlier); homes assessed partly built at December 31, 2025 are left out.
How does this calculator work?
It builds your monthly cost from the same pieces your bank account will see. The mortgage uses semi-annual compounding, the Canadian convention for fixed rates, on the loan plus any CMHC premium. Property tax is your assessment times Calgary's 2026 rate of 0.66499%: 0.38906% for the City and 0.27593% for the provincial education requisition.
City utilities come from the 2026 water, wastewater, stormwater and cart rates; a typical metered house pays $140 a month including carts. Electricity and gas are built from the regulated Rate of Last Resort (12.06¢/kWh in ENMAX's area), ENMAX and ATCO delivery tariffs, the City's Local Access Fee and franchise fee, and GST.
At closing it adds the Alberta Land Titles fees for the transfer and the mortgage, and the property tax adjustment for your possession date: after June 30 the seller has usually paid the year, so you repay the days you will own the home.
Frequently asked questions
Does Calgary have a land transfer tax?
No. Alberta has no land transfer tax. You pay Alberta Land Titles fees instead: $50 plus $5 for every $5,000 of the price to register the transfer, and the same formula on the mortgage. On a $706,000 home the transfer fee is $760.
How much is property tax on a Calgary house in 2026?
Calgary's 2026 residential rate is 0.66499% of the assessed value. On the City's 2026 median single-residential assessment of $706,000, that is $4,695 a year, or about $391 a month on TIPP.
What does it really cost a month to own a home in Calgary?
For the City's 2026 median single-residential home ($706,000) with 10% down at 4.12%, our model comes to about $5,012 a month all-in: $3,489 mortgage, $391 property tax, and the rest in City utilities, energy, insurance and upkeep. About $1,282 of that is principal you keep.
Are Calgary utilities included in this calculator?
Yes. Water, wastewater and stormwater use the City's 2026 rates (the City's typical metered bill is $119 at 19 m³), the black, blue and green carts add $21, and electricity and natural gas are estimated from Alberta's regulated rates: about $254 a month for a typical household.
How is this different from a bank's mortgage calculator?
Bank calculators stop at the mortgage payment. This one adds Calgary's 2026 property tax from the assessment, condo fees, City utilities, energy, insurance and upkeep, Alberta Land Titles fees and the property tax adjustment at closing, then solves for the highest price your all-in budget allows.
Can I trust the numbers?
Every rule comes from a primary source (City of Calgary, Alberta Land Titles, CMHC, OSFI, CRA, the Alberta Utilities Commission) and shows the date we checked it. Insurance, upkeep and legal fees are examples you should replace with quotes. It is an estimate, not advice or a lender's decision.
Next questions
Calgary closing costs
Every line on closing day, with your possession date.
How much can I afford?
The price an all-in budget buys, and the income lenders want.
Today's Calgary mortgage rates ↗
Dated rates to put in these calculators, on CalgaryMortgageRates.com.
Will you pass the stress test? ↗
Qualifying rate, GDS/TDS and ways to pass, on MortgageStressTestCalculator.ca.
Buy or rent in Calgary? ↗
The year-by-year buy vs rent model, seeded with Calgary rules, on BuyVsRent.ca.
Renting it out instead? ↗
Rental cash flow, cap rate, suites and community data on our sibling, CalgaryMortgageCalculator.com.
Sources
- City of Calgary — How your property tax bill is calculated (2026 residential tax rate, Bylaw 9M2026) (effective January 1, 2026). Checked .
- City of Calgary — 2026 assessment roll highlights (median values, typical change) (effective January 14, 2026). Checked .
- City of Calgary (Open Data) — Current Year Property Assessments (Parcel), dataset 4bsw-nn7w, Open Government Licence – City of Calgary (effective July 1, 2025). Checked .
- Government of Alberta — Land Titles and Surveys common documents fee schedule (effective October 1, 2026). Checked .
- CMHC — 30-year amortization for first-time buyers and new builds. Checked .
- OSFI — Minimum qualifying rate for uninsured mortgages (Guideline B-20). Checked .
- City of Calgary — Residential water rates and billing (2026) (effective January 1, 2026). Checked .
- City of Calgary — Residential waste and recycling rates (2026) (effective January 1, 2026). Checked .
- Utilities Consumer Advocate (Alberta) — Default rates: Rate of Last Resort electricity and regulated gas (effective November 1, 2026). Checked .
- Alberta Utilities Commission — ENMAX Power rate schedule (D100 residential delivery) and Q4 2026 transmission rider (effective January 1, 2026). Checked .
- ATCO Gas — Natural gas South rate schedule (Low Use delivery, Riders A, E, T, W) (effective January 1, 2026). Checked .
- City of Calgary — Energy costs: electricity Local Access Fee and gas franchise fee (effective January 1, 2025). Checked .
- Bank of Canada — Effective rate on new insured fixed mortgages, 5 years and over (series V122667780) (effective August 1, 2026). Checked .