Langley is unique in the Fraser Valley — it’s actually two separate municipalities with two separate tax systems. The Township of Langley (the larger, suburban and rural area) and the City of Langley (the smaller, more urban core) each set their own tax rates, pass their own budgets, and have their own finance departments. If you own property in Langley, the first thing you need to know is which one you’re in, because it affects what you pay and who you deal with.
This guide covers property taxes for both the Township and the City of Langley in 2026 — how they’re calculated, what grants can reduce your bill, and the key dates you need to know.
Langley Property Taxes at a Glance (2026)
| Township of Langley | City of Langley | |
|---|---|---|
| Median assessed value (detached, 2026) | $1,406,000 | $1,207,000 |
| Change from 2025 | Down approximately 3% | Down approximately 8% |
| Median assessed value (strata, 2026) | $737,000 | $521,000 |
| 2026 tax increase (approved) | 3.97% | 5.82% |
| Avg property tax (detached, 2026) | ~$2,827 | Contact City Hall |
| Tax due date | July 2, 2026 | July 2, 2026 |
| Late payment penalty | 5% on July 3, additional 5% on September 3 | 5% on July 3, additional 5% on August 2 |
| BC Home Owner Grant | Up to $570 | Up to $570 |
Township vs. City — Which Langley Are You In?
If you’re not sure, here’s a quick way to tell. The City of Langley is the compact urban area centred around the Langley City downtown core, roughly bounded by 200 Street to the west, the Nicomekl River to the south, 208 Street to the east, and the freeway to the north. It’s about 10 square kilometres.
The Township of Langley is everything else — Willoughby, Walnut Grove, Brookswood, Murrayville, Fort Langley, Aldergrove, Willowbrook, and all the rural and agricultural areas. It covers about 316 square kilometres.
Your property tax notice will tell you which municipality you’re in. You can also check your address at bcassessment.ca — it lists your municipality.
How Your Tax Bill Is Calculated
Both municipalities follow the same basic process, though they set different rates:
Step 1: BC Assessment values your property. Every January, BC Assessment sends notices based on what similar properties in your area sold for as of July 1 of the previous year. For 2026, Township detached homes were assessed at a median of $1,406,000 (down 3%), while City detached homes dropped more sharply to $1,207,000 (down 8%).
Step 2: Your municipality applies its tax rate. Each spring, the Township and City councils separately set their tax rates through their budget processes. Your tax bill is your assessed value multiplied by the rate.
Step 3: Other authorities add their levies. About 40% of your total tax bill goes to external agencies — Metro Vancouver, TransLink, BC Assessment, the Municipal Finance Authority, and the provincial school tax. Neither the Township nor the City controls these portions.
An important point: changes in your assessed value don’t automatically mean your taxes go up or down by the same percentage. If your home’s value changed at the same rate as the average for your area, your tax bill changes only by the rate increase set by council. You only pay more (or less) relative to your neighbours if your property’s value moved differently than the average.
2026 Budget Highlights
Township of Langley
The Township’s 2026 budget includes a 3.97% property tax increase (approved by council on March 23, 2026, after a minor reduction from the initially proposed 3.98%). For an average home assessed at $1.5 million, that works out to about $2,827 in property taxes — an increase of roughly $108 from last year. Key spending includes two new RCMP positions, 16 additional firefighters, and two more bylaw enforcement officers. Utilities (water, sewer, garbage) are billed separately from property taxes.
City of Langley
The City’s 2026 budget includes a 5.82% property tax increase (adopted), driven by a 3.57% base operating increase plus additional service enhancements including two additional firefighters, two additional RCMP members, increased infrastructure renewal funding, and extended outdoor pool season hours.
BC Home Owner Grant — Save Up to $570
The BC Home Owner Grant applies to both Township and City of Langley properties. Most homeowners qualify, but you must apply every year — it’s not automatic.
| Grant Type | Amount | Who Qualifies |
|---|---|---|
| Regular grant | Up to $570 | All eligible homeowners in Metro Vancouver / Fraser Valley |
| Additional grant (seniors) | Up to $845 | Age 65 or older |
| Additional grant (disability) | Up to $845 | Person with a disability, or living with a disabled relative |
| Additional grant (veterans) | Up to $845 | Veterans meeting eligibility criteria |
The grant threshold for 2026 is $2,075,000. Properties assessed at or below this amount qualify for the full grant. The grant reduces by $5 for every $1,000 above the threshold, phasing out completely at $2,189,000 for the basic grant.
Both Township and City median home values ($1,406,000 and $1,207,000 respectively) are well below the threshold, so the vast majority of Langley homeowners qualify for the full grant.
Apply online at gov.bc.ca/homeownergrant before the tax due date to avoid penalties.
Property Tax Deferment Programs
BC offers two deferment programs available to Langley homeowners in both the Township and City:
Regular Program: For homeowners aged 55+, surviving spouses, or persons with disabilities. Defer all or part of your property taxes with interest charged at a provincial rate. Deferred amounts become a lien on the property, repaid when it’s sold or transferred.
Families with Children Program: For homeowners supporting a dependent child. Same structure as the regular program.
Note: For 2026 and subsequent tax years, the BC government has updated the deferment interest rate to prime plus 2%, compounded monthly — significantly higher than in previous years. Apply through the Province at gov.bc.ca — Property Tax Deferment.
Prepayment Plans
Both the Township and City offer prepayment plans that let you spread your tax bill across monthly installments rather than paying one lump sum in July.
Township: Contact the Revenue and Tax Collections Department at tax@tol.ca or 604-533-6005, or visit tol.ca — Property Taxes for details.
City: Contact Finance at 604-514-2800 or visit langleycity.ca — Property Taxes for details.
Important Dates
| Date | What Happens |
|---|---|
| January | BC Assessment notices mailed. Review your assessed value. |
| February 2 | Deadline to appeal your BC Assessment if you disagree with the value. |
| Late May / Early June | Property tax notices mailed by both Township and City. |
| July 2, 2026 | Property taxes and Home Owner Grant applications due. |
| July 3, 2026 | 5% late payment penalty applied by both Township and City. |
| August 2, 2026 | Additional 5% penalty applied on unpaid City of Langley balances. |
| September 3, 2026 | Additional 5% penalty applied on unpaid Township of Langley balances. |
What If You Disagree With Your Assessment?
Step 1: Check the details. Visit bcassessment.ca and verify your property information — square footage, lot size, number of bedrooms and bathrooms, year built. Errors in these details are the most common reason for incorrect assessments.
Step 2: Compare with neighbours. BC Assessment’s website lets you search comparable properties in your area. If similar homes nearby are assessed significantly lower than yours, you may have a case for an appeal.
Step 3: Contact BC Assessment. Many issues can be resolved with a phone call. They may have missed a factor that affects your value.
Step 4: File a formal appeal. If you can’t resolve it directly, appeal to the Property Assessment Review Panel (PARP) before February 2. No cost to file, but you’ll need evidence — comparable sales data is the strongest support.
How Langley Compares
Langley — particularly the Township — has historically maintained competitive property tax rates compared to neighbouring municipalities. In regional comparisons, both the Township and City of Langley rank among the lower-cost municipalities in the Lower Mainland for combined tax and utility rates. The Township in particular has maintained some of the region’s most affordable rates.
For homeowners considering where to buy in the Fraser Valley, Langley’s combination of relatively lower taxes, strong community amenities, and diverse housing options continues to make it an attractive choice.
Contact Information
| Township of Langley | City of Langley | |
|---|---|---|
| Phone (main) | 604-534-3211 | 604-514-2800 |
| Tax department | 604-533-6005 | 604-514-2800 |
| Tax email | tax@tol.ca | Visit langleycity.ca |
| Address | 20338 – 65 Avenue, Langley | 20399 Douglas Crescent, Langley |
| Website | tol.ca | langleycity.ca |
| Online account | MyTownship portal | City website |
Property Taxes and Home Maintenance
Property taxes are one part of the cost of homeownership — but they’re not the only one. Keeping your home well-maintained protects both your property value and your comfort. Whether you need routine maintenance or a major upgrade, having trusted local contractors makes all the difference.
Need Help With Your Langley Home?
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Useful Links
- Township of Langley — Property Taxes
- City of Langley — Property Taxes
- BC Assessment — Check Your Property Value
- BC Home Owner Grant — Apply Online
- BC Property Tax Deferment Programs
Related Guides
- Maple Ridge Property Tax Guide (2026)
- Pitt Meadows Property Tax Guide (2026)
- Mission Property Tax Guide (2026)
- Cost to Replace a Roof in Maple Ridge (2026 Guide)
- How Much Does HVAC Cost in Maple Ridge? (2026 Guide)
Information current as of April 2026. Tax rates, grant thresholds, and program details can change — verify current details with the Township of Langley, the City of Langley, and the Province of BC before making financial decisions.