Overview
Between 2025 and 2026, Quebec’s municipal property rolls show a broad-based increase in assessed values across nearly all regions of the province. Using two complete normalization runs of official municipal roll data, this analysis examines how total valuation, distribution, and municipality-level patterns evolved year over year.
The findings are descriptive and based entirely on assessed values reported in municipal rolls. These values reflect administrative valuation processes and should not be interpreted as direct measures of market sale prices.
Key Findings
- Total assessed value increased by 9.13%, rising from $1.92T to $2.10T
- Median property value increased by $26,200, from $340,000 to $366,200
- 96.47% of municipalities saw positive value growth
- Property value concentration remains high, with:
- Top 1% holding 23.89% of total value
- Gini coefficient at 0.563, largely unchanged
- Median reassessment changes exceed 30%, reflecting roll updates rather than market price growth
Longer-run context (2022–2026):
Compared with 2022, total assessed property value increased from approximately $1.35T to $2.10T in 2026, representing a 55.72% increase over the period. Over the same period, value concentration remained persistently high, with the top 1% share shifting from 24.56% (2022) to 23.89% (2026), indicating limited structural change at the upper end of the distribution.
Province-Wide Trends
At the provincial level, assessed property values increased significantly between 2025 and 2026:
| Metric | 2025 | 2026 | Change |
|---|---|---|---|
| Total assessed value | $1.92T | $2.10T | +9.13% |
| Median assessed value | $340,000 | $366,200 | +$26,200 |
| p90 value | $817,800 | $873,900 | — |
| p99 value | $3.23M | $3.56M | — |
The increase in both total and median values indicates a broad upward shift across the distribution, rather than growth concentrated solely at the high end.
Value Concentration Remains Structurally High
Despite overall growth, the distribution of property values remains highly concentrated.
| Metric | 2025 | 2026 |
|---|---|---|
| Top 1% share | 23.17% | 23.89% |
| Top 10% share | 45.01% | 45.60% |
| Gini coefficient | 0.561 | 0.563 |
Interpretation:
Nearly one-quarter of all assessed property value in Quebec is held by the top 1% of properties. This level of concentration remained effectively unchanged year over year, suggesting that structural inequality in property valuation persists even as overall values rise.
Municipality-Level Patterns
- 96.47% experienced an increase in total assessed value
- Among larger municipalities (≥1,000 properties), this rises to 98.48%
This widespread growth suggests a systemic shift—likely driven by reassessment cycles—rather than isolated local changes.
Largest Absolute Increases
| Municipality | Abs Increase | Share of Provincial Growth | Relative Change |
|---|---|---|---|
| Montréal | $64.8B | 36.92% | 14.77% |
| Lévis | $7.21B | 4.11% | 27.87% |
| Terrebonne | $6.06B | 3.45% | 25.81% |
| Mirabel | $4.32B | 2.46% | 30.52% |
| Saint-Jérôme | $3.98B | 2.27% | 28.98% |
Montréal alone accounts for over one-third of the total increase, reflecting both its scale and significant upward adjustment.
Fastest-Growing Municipalities (Relative)
| Municipality | Relative Change |
|---|---|
| Sainte-Clotilde-de-Horton | 75.45% |
| Les Îles-de-la-Madeleine | 73.35% |
| Saint-Bruno-de-Kamouraska | 68.48% |
| Notre-Dame-du-Portage | 64.52% |
| Tingwick | 61.42% |
Municipal Declines
| Municipality | Relative Change |
|---|---|
| Fermont | -4.87% |
| Rivière-Héva | -1.35% |
| Senneterre | -0.90% |
Land vs Building Composition
- Median land-share change: -0.34 percentage points
- Distribution (p10 to p90): -1.08 to +2.09 percentage points
Understanding the Reassessment Signal
- Current assessed value (
RL0404A) - Previous assessed value (
RL0405A)
| Metric | 2025 | 2026 |
|---|---|---|
| Median reassessment change | 39.00% | 34.76% |
| p10 / p90 | 10.87% / 71.38% | 7.00% / 72.16% |
| Share of increases | 94.71% | 94.48% |
Interpretation:
Median reassessment changes exceeding 30% do not represent annual market appreciation. Instead, they reflect administrative updates to property valuations, often applied periodically rather than continuously.
Data Coverage and Consistency
- 2025 dataset: 3.73M records, 66 columns
- 2026 dataset: 3.75M records, 72 columns
Limitations
- Assessed values are not equivalent to market transaction prices
- Observations are limited to a two-year window
- Changes may reflect reassessment cycles rather than economic conditions
- New construction and record changes may influence totals
- Values are nominal and not adjusted for inflation
Reproducibility and Citation
This analysis is designed to be fully reproducible.
Data Source
Government of Canada Open Data Portal
Versioned Datasets (DOI)
2025 dataset: https://doi.org/10.5281/zenodo.19698583
2026 dataset: https://doi.org/10.5281/zenodo.19698583
Code and Pipeline
https://github.com/Immovision/role-data-pipeline
Suggested Citation
Immovision Research. (2026). Quebec Municipal Property Roll: 2025–2026 Valuation Shift and Distribution Analysis. https://doi.org/10.1234/immovision.report.2026.v1
Why This Matters
- The evolution of the property tax base
- Structural inequality in property valuation
- Regional differences in reassessment intensity
- The distinction between administrative valuation and market pricing