Property valuations
On Wednesday, September 13, 2006, the new real estate valuation roll was released by the Evaluation Office of the island-wide Agglomeration Council.
The real estate valuation roll represents the inventory of all properties in Côte Saint-Luc and indicates its quantity, characteristics and value. The new property valuation for the 2007, 2008 and 2009 will be used to help determine the tax bills for residents of Côte Saint-Luc.
Real estate valuation assessment X mill rate = tax bill
Here's an example showing how the tax bill is calculated for someone with a property valued at $250,000 in 2006:
The end result is that the combined Côte Saint-Luc and island-wide Agglomeration property tax bills will be about the same as last year for most residents. However, some combined tax bills will be a little bit higher and some will be a little bit lower.
The exact change depends of whether your property valuation increase is greater than or less than the average in Côte Saint-Luc and across the island.
The valuation increase in Côte Saint-Luc varies by district and category of property. The following are the valuation increases for residential properties:
* Single family homes: 39.4 percent
* Condominiums: 29.6 percent
* Duplexes: 51.5 percent
* Apartments: 36.2 percent
To do so, you can get one of these forms at the Côte Saint-Luc City Hall:
Complete the form and send by registered mail to 255 Crémazie Blvd. E., Suite 600, Montreal, Quebec, H2M 1M2. There is a non-refundable fee of $40 to $150.
Your contestation will be reviewed by the Direction de l'évaluation foncière de la Ville de Montréal (DEFVM).
The deadline to send your contestation is April 30, 2007.
To assist you in determining whether the property valuation was fair, you can consult a partial list of residential property sales in Côte Saint Luc from 2005, which is the year from which the valuations are based.
>> Download partial 2005 home sales list (PDF format)
The real estate valuation roll represents the inventory of all properties in Côte Saint-Luc and indicates its quantity, characteristics and value. The new property valuation for the 2007, 2008 and 2009 will be used to help determine the tax bills for residents of Côte Saint-Luc.
How real estate valuations are related to property tax
Your property tax bill is calculated with the following formula:Real estate valuation assessment X mill rate = tax bill
Here's an example showing how the tax bill is calculated for someone with a property valued at $250,000 in 2006:
Island-wide Agglomeration tax
$250,000 X $0.78 = $ 1,950
Local Côte Saint-Luc tax
$250,000 X $0.79 = $ 1,975
So, the total of the two tax bills is $3,925
Does a higher valuation assessment mean higher property taxes?
A higher property valuation does not necessarily mean higher property taxes. Municipalities and the island-wide Agglomeration Council may lower the property tax rate (or “mill rate”) to try to balance the increase in property valuation.The end result is that the combined Côte Saint-Luc and island-wide Agglomeration property tax bills will be about the same as last year for most residents. However, some combined tax bills will be a little bit higher and some will be a little bit lower.
The exact change depends of whether your property valuation increase is greater than or less than the average in Côte Saint-Luc and across the island.
Côte Saint-Luc statistics
The average property valuation assessment in Côte Saint-Luc increased by 36 percent to $3.5 billion. This increase is less than the island-wide average.The valuation increase in Côte Saint-Luc varies by district and category of property. The following are the valuation increases for residential properties:
* Single family homes: 39.4 percent
* Condominiums: 29.6 percent
* Duplexes: 51.5 percent
* Apartments: 36.2 percent
Where to find the new valuation for your property
You can discover the valuation assessment for your property in four ways:- By mail with your official notice in January 2007 (with island-wide Agglomeration tax bill)
- Online at http://evalweb.cum.qc.ca
- In person at the Côte Saint-Luc City Hall reception desk during business hours
- By telephone at 514-485-6800
How do I contest my valuation
A higher valuation does not necessarily mean you will have a higher tax bill, as explained above. However, you have the right to contest your property valuation assessment.To do so, you can get one of these forms at the Côte Saint-Luc City Hall:
- Application for review of the real estate assessment roll
- Application for review of the roll of rental values
Complete the form and send by registered mail to 255 Crémazie Blvd. E., Suite 600, Montreal, Quebec, H2M 1M2. There is a non-refundable fee of $40 to $150.
Your contestation will be reviewed by the Direction de l'évaluation foncière de la Ville de Montréal (DEFVM).
The deadline to send your contestation is April 30, 2007.
To assist you in determining whether the property valuation was fair, you can consult a partial list of residential property sales in Côte Saint Luc from 2005, which is the year from which the valuations are based.
>> Download partial 2005 home sales list (PDF format)