Alberta
Calgary’s High Property Taxes Run Counter to the ‘Alberta Advantage’
By David Hunt and Jeff Park
Of major cities, none compare to Calgary’s nearly 50 percent property tax burden increase between censuses.
Alberta once again leads the country in taking in more new residents than it loses to other provinces and territories. But if Canadians move to Calgary seeking greater affordability, are they in for a nasty surprise?
In light of declining home values and falling household incomes amidst rising property taxes, Calgary’s overall property tax burden has skyrocketed 47 percent between the last two national censuses, according to a new study by the Aristotle Foundation for Public Policy.
Between 2016 and 2021 (the latest year of available data), Calgary’s property tax burden increased about twice as fast as second-place Saskatoon and three-and-a-half times faster than Vancouver.
The average Calgary homeowner paid $3,496 in property taxes at the last census, compared to $2,736 five years prior (using constant 2020 dollars; i.e., adjusting for inflation). By contrast, the average Edmonton homeowner paid $2,600 in 2021 compared to $2,384 in 2016 (in constant dollars). In other words, Calgary’s annual property tax bill rose three-and-a-half times more than Edmonton’s.
This is because Edmonton’s effective property tax rate remained relatively flat, while Calgary’s rose steeply. The effective rate is property tax as a share of the market value of a home. For Edmontonians, it rose from 0.56 percent to 0.62 percent—after rounding, a steady 0.6 percent across the two most recent censuses. For Calgarians? Falling home prices collided with rising taxes so that property taxes as a share of (market) home value rose from below 0.5 percent to nearly 0.7 percent.
Plug into the equation sliding household incomes, and we see that Calgary’s property tax burden ballooned nearly 50 percent between censuses.
This matters for at least three reasons. First, property tax is an essential source of revenue for municipalities across Canada. City councils set their property tax rate and the payments made by homeowners are the backbone of municipal finances.
Property taxes are also an essential source of revenue for schools. The province has historically required municipalities to directly transfer 33 percent of the total education budget via property taxes, but in the period under consideration that proportion fell (ultimately, to 28 percent).
Second, a home purchase is the largest expense most Canadians will ever make. Local taxes play a major role in how affordable life is from one city to another. When municipalities unexpectedly raise property taxes, it can push homeownership out of reach for many families. Thus, homeoowners (or prospective homeowners) naturally consider property tax rates and other local costs when choosing where to live and what home to buy.
And third, municipalities can fall into a vicious spiral if they’re not careful. When incomes decline and residential property values fall, as Calgary experienced during the period we studied, municipalities must either trim their budgets or increase property taxes. For many governments, it’s easier to raise taxes than cut spending.
But rising property tax burdens could lead to the city becoming a less desirable place to live. This could mean weaker residential property values, weaker population growth, and weaker growth in the number of residential properties. The municipality then again faces the choice of trimming budgets or raising taxes. And on and on it goes.
Cities fall into these downward spirals because they fall victim to a central planner’s bias. While $853 million for a new arena for the Calgary Flames or $11 million for Calgary Economic Development—how City Hall prefers to attract new business to Calgary—invite ribbon-cuttings, it’s the decisions about Calgary’s half a million private dwellings that really drive the city’s finances.
Yet, a virtuous spiral remains in reach. Municipalities tend to see the advantage of “affordable housing” when it’s centrally planned and taxpayer-funded but miss the easiest way to generate more affordable housing: simply charge city residents less—in taxes—for their housing.
When you reduce property taxes, you make housing more affordable to more people and make the city a more desirable place to live. This could mean stronger residential property values, stronger population growth, and stronger growth in the number of residential properties. Then, the municipality again faces a choice of making the city even more attractive by increasing services or further cutting taxes. And on and on it goes.
The economy is not a series of levers in the mayor’s office; it’s all of the million individual decisions that all of us, collectively, make. Calgary city council should reduce property taxes and leave more money for people to make the big decisions in life.
Jeff Park is a visiting fellow with the Aristotle Foundation for Public Policy and father of four who left Calgary for better affordability. David Hunt is the research director at the Calgary-based Aristotle Foundation for Public Policy. They are co-authors of the new study, Taxing our way to unaffordable housing: A brief comparison of municipal property taxes.
Alberta
The case for expanding Canada’s energy exports
From the Canadian Energy Centre
For Canada, the path to a stronger economy — and stronger global influence — runs through energy.
That’s the view of David Detomasi, a professor at the Smith School of Business at Queen’s University.
Detomasi, author of Profits and Power: Navigating the Politics and Geopolitics of Oil, argues that there is a moral case for developing Canada’s energy, both for Canadians and the world.
CEC: What does being an energy superpower mean to you?
DD: It means Canada is strong enough to affect the system as a whole by its choices.
There is something really valuable about Canada’s — and Alberta’s — way of producing carbon energy that goes beyond just the monetary rewards.
CEC: You talk about the moral case for developing Canada’s energy. What do you mean?
DD: I think the default assumption in public rhetoric is that the environmental movement is the only voice speaking for the moral betterment of the world. That needs to be challenged.
That public rhetoric is that the act of cultivating a powerful, effective economic engine is somehow wrong or bad, and that efforts to create wealth are somehow morally tainted.
I think that’s dead wrong. Economic growth is morally good, and we should foster it.
Economic growth generates money, and you can’t do anything you want to do in social expenditures without that engine.
Economic growth is critical to doing all the other things we want to do as Canadians, like having a publicly funded health care system or providing transfer payments to less well-off provinces.
Over the last 10 years, many people in Canada came to equate moral leadership with getting off of oil and gas as quickly as possible. I think that is a mistake, and far too narrow.
Instead, I think moral leadership means you play that game, you play it well, and you do it in our interest, in the Canadian way.
We need a solid base of economic prosperity in this country first, and then we can help others.
CEC: Why is it important to expand Canada’s energy trade?
DD: Canada is, and has always been, a trading nation, because we’ve got a lot of geography and not that many people.
If we don’t trade what we have with the outside world, we aren’t going to be able to develop economically, because we don’t have the internal size and capacity.
Historically, most of that trade has been with the United States. Geography and history mean it will always be our primary trade partner.
But the United States clearly can be an unreliable partner. Free and open trade matters more to Canada than it does to the U.S. Indeed, a big chunk of the American people is skeptical of participating in a global trading system.
As the United States perhaps withdraws from the international trading and investment system, there’s room for Canada to reinforce it in places where we can use our resource advantages to build new, stronger relationships.
One of these is Europe, which still imports a lot of gas. We can also build positive relationships with the enormous emerging markets of China and India, both of whom want and will need enormous supplies of energy for many decades.
I would like to be able to offer partners the alternative option of buying Canadian energy so that they are less reliant on, say, Iranian or Russian energy.
Canada can also maybe eventually help the two billion people in the world currently without energy access.
CEC: What benefits could Canadians gain by becoming an energy superpower?
DD: The first and primary responsibility of our federal government is to look after Canada. At the end of the day, the goal is to improve Canada’s welfare and enhance its sovereignty.
More carbon energy development helps Canada. We have massive debt, an investment crisis and productivity problems that we’ve been talking about forever. Economic and job growth are weak.
Solving these will require profitable and productive industries. We don’t have so many economic strengths in this country that we can voluntarily ignore or constrain one of our biggest industries.
The economic benefits pay for things that make you stronger as a country.
They make you more resilient on the social welfare front and make increasing defence expenditures, which we sorely need, more affordable. It allows us to manage the debt that we’re running up, and supports deals for Canada’s Indigenous peoples.
CEC: Are there specific projects that you advocate for to make Canada an energy superpower?
DD: Canada’s energy needs egress, and getting it out to places other than the United States. That means more transport and port facilities to Canada’s coasts.
We also need domestic energy transport networks. People don’t know this, but a big chunk of Ontario’s oil supply runs through Michigan, posing a latent security risk to Ontario’s energy security.
We need to change the perception that pipelines are evil. There’s a spiderweb of them across the globe, and more are being built.
Building pipelines here, with Canadian technology and know-how, builds our competitiveness and enhances our sovereignty.
Economic growth enhances sovereignty and provides the resources to do other things. We should applaud and encourage it, and the carbon energy sector can lead the way.
Agriculture
Growing Alberta’s fresh food future
A new program funded by the Sustainable Canadian Agricultural Partnership will accelerate expansion in Alberta greenhouses and vertical farms.
Albertans want to keep their hard-earned money in the province and support producers by choosing locally grown, high-quality produce. The new three-year, $10-milllion Growing Greenhouses program aims to stimulate industry growth and provide fresh fruit and vegetables to Albertans throughout the year.
“Everything our ministry does is about ensuring Albertans have secure access to safe, high-quality food. We are continually working to build resilience and sustainability into our food production systems, increase opportunities for producers and processors, create jobs and feed Albertans. This new program will fund technologies that increase food production and improve energy efficiency.”
“Through this investment, we’re supporting Alberta’s growers and ensuring Canadians have access to fresh, locally-grown fruits and vegetables on grocery shelves year-round. This program strengthens local communities, drives innovation, and creates new opportunities for agricultural entrepreneurs, reinforcing Canada’s food system and economy.”
The Growing Greenhouses program supports the controlled environment agriculture sector with new construction or expansion improvements to existing greenhouses and vertical farms that produce food at a commercial scale. It also aligns with Alberta’s Buy Local initiative launched this year as consumers will be able to purchase more local produce all year-round.
The program was created in alignment with the needs identified by the greenhouse sector, with a goal to reduce seasonal import reliance entering fall, which increases fruit and vegetable prices.
“This program is a game-changer for Alberta’s greenhouse sector. By investing in expansion and innovation, we can grow more fresh produce year-round, reduce reliance on imports, and strengthen food security for Albertans. Our growers are ready to meet the demand with sustainable, locally grown vegetables and fruits, and this support ensures we can do so while creating new jobs and opportunities in communities across the province. We are very grateful to the Governments of Canada and Alberta for this investment in our sector and for working collaboratively with us.”
Sustainable Canadian Agricultural Partnership (Sustainable CAP)
Sustainable CAP is a five-year, $3.5-billion investment by federal, provincial and territorial governments to strengthen competitiveness, innovation and resiliency in Canada’s agriculture, agri-food and agri-based products sector. This includes $1 billion in federal programs and activities and $2.5 billion that is cost-shared 60 per cent federally and 40 per cent provincially/territorially for programs that are designed and delivered by provinces and territories.
Quick facts
- Alberta’s greenhouse sector ranks fourth in Canada:
- 195 greenhouses produce $145 million in produce and 60 per cent of them operate year-round.
- Greenhouse food production is growing by 6.2 per cent annually.
- Alberta imports $349 million in fresh produce annually.
- The program supports sector growth by investing in renewable and efficient energy systems, advanced lighting systems, energy-saving construction, and automation and robotics systems.
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