Four-Year Tax and Infrastructure Outlook

This analysis estimates how policing, sewer, water, and drainage costs could affect local taxes over the next four years. On the assumptions below, the combined increase could reach 58% above current rates before accounting for potential revenue from new development. Several figures are estimates and should be verified against the Town of Gibsons budget, reserve balances, project schedules, and approved tax rates.

Current Parcel Taxes

8% per year. TOG defines 5% of the tax as a fund for policing.

Policing

  • Feb 10th we hit plus 5000
  • Minimum extra $1m per year
  • We have $2m in the fund, so two years of payments
  • We put another $500,000 in for each of those two years, which is the 8% tax increase every year
  • We have $1m for the third year
  • Year 4 taxes increase past the 8%

RESULT: Taxes increase by 40% again from current rates

Sewer and Water Taxes

  • Currently around 5% on $2m
  • These continue, which increases taxes every year by around 2%
  • Four years combined = 8%

RESULT: We are now at 48%

Drainage Tax

  • Currently around 5% per year
  • TOG wants to double this in 2027 to around 10%

RESULT: We are now at 58%

The sewer system remains at capacity unless grant funding is secured; the two most recent applications for sewer work were unsuccessful.

Estimated Additional Tax Revenue From Development

Over the next four years, each new housing unit is assumed to generate an average of $5,000 annually for the Town of Gibsons through parcel, water, and sewer taxes.

  • 2027: Eagleview, 60 units, an extra $300,000 in tax revenue
  • 2029: Longman development next to Market 28, 28 units, an extra $140,000 in tax revenue

Together, these developments are estimated to increase annual tax revenue by approximately 8% to 9%.

Apart from the New George, no other developments are currently identified in this analysis as there are no others undergoing active consideration by the Town’s Planning department.

New George

  • Starts in 2026 and completes in 2029
  • Potential annual revenue from the New George, including hotel, water, sewer, and parcel taxes, is estimated at approximately $1.5 million
  • This could pay policing costs per year

HOWEVER: THE SEWER IS STILL AT CAPACITY AND NO NEW UNITS CAN BE BUILT

We Know How We Got Here… So Now What Are Our Options?

  • No new development until the sewer upgrade, with a moratorium (or become porta potty central!!!!)
  • It will take up to five years to get the upgrade approvals from the various authorities, as per the same community assessment report
  • Where will the money come from for the upgrades?
  • No more taxes from developments until the upgrade is done