How Property Taxes are Calculated - Town of Gravenhurst

Town Hall

How Property Taxes are Calculated

The amount of property tax payable on land and/or buildings is the result of a calculation based on five factors:  

  1. The current value assessment (CVA) of your property (provided by the Municipal Property Assessment Corporation (MPAC))
  2. The tax class into which your property falls (summarized below)
  3. The Upper Tier tax rate for the applicable tax class (set annually by the District Municipality of Muskoka
  4. The Lower Tier tax rate for the applicable tax class (set annually by the Town of Gravenhurst)
  5. The tax rate for Education portion of the applicable tax class (set annually by the Province of Ontario)

Property taxes are calculated using the CVA of a property and multiplying it by the combined municipal (upper and lower tier) and education tax rates for the applicable class of property.   

The property TAX CLASSES for the Town of Gravenhurst are as follows: 

  • Residential (RTEP, RTES, RTFP, RTFS)
  • Multi-Residential (MTEP, MTES, MTFP, MTFS)
  • Commercial Occupied (CTN, STN)
  • Commercial Vacant (excess/land) (CUN, CXN, SUN)
  • New Commercial Occupied (XTN, ZTN)
  • New Commercial Vacant (excess/land) (XUN, XXN, ZUN)
  • Industrial Taxable (ITN)
  • Industrial Vacant (excess/land) (IUN, IXN)
  • Pipeline (PTN)
  • Farmlands (FTEP, FTES, FTFP, FTFS)
  • Managed Forest (TTEP, TTES, TTFP, TTFS)

Tax Class Definitions

Realty Tax Class (RTC)

Realty Tax Qualifier (RTQ)

C = Commercial

T = Taxable Full

D = Office Building

U = Taxable Excess Land (Applicable for Commercial or Industrial properties only)

E = Exempt

X = Taxable Vacant Land (Applicable for Commercial or Industrial properties only)

F = Farm      

 

G = Parking Lot

H = Taxable: Full, Shared Payment-in-Lieu

I = Industrial

I = Taxable: Water Intake System, Shared Payment-in-Lieu

J = Industrial (New Construction)

J = Taxable: Vacant Land, Shared Payment-in-Lieu

K = Large Industrial (New Construction)

K = Taxable: Excess Land, Shared Payment-in-Lieu

L = Large Industrial

N = Taxable: Non-Generating Station, Shared Payment-in-Lieu

M = Multi-Residential

S = Taxable: Generating Station, Shared Payment-in-Lieu

N = New Multi-Residential

 

O = Resort Condominium                        

1 = Taxable: Farmland Awaiting Development Phase I

P = Pipeline

4 = Taxable: Farmland Awaiting Development Phase II

Q = Professional Sports Facility

 

R = Residential

 

S = Shopping Centre

School Tax Direction Designation

T = Managed Forest

EP = English-Public

U = Utility Transm. & Dist. Corridors

ES = English-Separate

W = Railway Right-of-Way

FP = French-Public

X = Commercial (New Construction)

FS = French-Separate                           

Y = Office Building (New Construction)

PS = Protestant-Separate

Z = Shopping Centre (New Construction)

N  = No School Support (Apportioned between all of the School Boards)

Each RTC is applied in combination with an appropriate RTQ and School Tax Direction Designation to produce the TAX CLASS as noted on the front of your tax bill.

(Example: Tax Class = RTEP)

R  = Residential use property

T  = Taxable at the full residential rate

EP = Education levies directed to English Public School Board  

Example: Tax Class = CTN

C = Commercial use property

T = Taxable at the full commercial rate

N = Education levies apportioned between all School Boards