Understand Mascouche before you commit to an address
Mascouche is fifty-seven thousand people north-east of Terrebonne, a farming parish that has become a commuter suburb since the 1970s, and the northern terminus of the exo Mascouche line. It charges 0.6745% on a median detached house assessed at $493,300, and nearly two fifths of that is special taxes rather than the general rate. Figures come from the province's assessment roll and municipal budget file, measured the same way in all 28 municipalities here.
The cost of living in Mascouche, and what a home costs
Two calculators on Quebec's own rules: semi-annual compounding and the real minimum down payment tiers, and the closing costs this province actually charges.
Rent or buy in Mascouche
Whether buying here beats renting, and the year it turns over. Both households start with the same cash, so the comparison is not rigged either way.
Mortgage calculator
Semi-annual compounding, the CMHC premium under twenty percent down, and the 9% Quebec sales tax charged on it in cash at closing, the highest in the country.
Then work out whether Mascouche is the right part of the region
No neighbourhood guides for Mascouche yet. What is here instead is the whole region on one comparable footing.
What buying in Mascouche actually involves
About $3,300 a year in municipal tax, the tenth-lowest figure on this whole list and roughly a seventh of what the median Westmount house pays. The general rate is 0.4133%, which is low for the Rive-Nord; on top of it the council adopted 0.1507% for debt service and 0.1105% for operating activities, each at a single rate across every property class, and together those two are nearly two fifths of the bill. Mascouche is not a wealthy municipality and does not pretend to be, and what the special rates say is that a commuter suburb growing this fast is paying for its own build-out on the current tax roll rather than the next one.
The commuter line is the reason to look here and the thing to check hardest. The Mascouche line was rebuilt to feed the REM network and the terminus is here, which makes the run downtown far better than it was, but it remains a peak-oriented service and the station is a park-and-ride for most of the city. Everything else is Highway 25 or Highway 640, and the 25's tolled bridge is a real recurring cost.
Beyond the station the city is largely 1980s onward subdivision with a small older core, and a good deal of the housing sits on former agricultural land at the northern edge of the built-up region. Lot sizes are generous by regional standards and the trade is distance from everything.
Because so much of the city is new, the practical questions are the ones that come with new subdivisions rather than old houses: drainage and grading, the state of the site work, and whether the surrounding parcels are built out or still to come.
Moving to Mascouche: check these before you commit
- The exo timetable and the park-and-ride capacity at the terminus, which draws from further north as well.
- The Highway 25 toll if you would drive, costed annually.
- Servicing on the rural fringe, where well and septic are still common and the city's sewer network stops.
- Grading and drainage on newer lots, which in this area is a recurring issue rather than a rare one.
- What remains to be built on the adjacent parcels, since the city is still growing outward.
The 10,887 detached one-dwelling houses on Mascouche's 2026 roll are what the median above describes. The roll was built against market conditions on 1 July 2023 and is fixed for three years, so it is a market value rather than a current one.
Sourced, dated, and separated from the guesswork
Every Mascouche figure below is cited, stamped with the period it describes, and editable, because a number for the whole city rarely describes your purchase. Appreciation and investment returns are assumptions rather than facts, and they are labelled that way. Read the methodology for how the line is drawn.
- Prices, rents and tax rates: published statistics and the official schedules.
- Nothing here is a lender quote, a pre-approval or financial advice.
Where the Mascouche figures come from
- Rôles d'évaluation foncière du Québec: rôle 2026, fichiers par municipalité · Ministère des Affaires municipales et de l'Habitation, via Données Québec · retrieved Supports: Every property on the 2026 assessment roll of each of these municipalities, with its predominant use, its number of dwellings, its physical link and its value, The median detached one-dwelling residence in each municipality, computed identically across all twenty-eight, The market conditions date each roll was built against: 1 July 2023 for twelve of them and 1 July 2024 for sixteen
- Rapport financier des organismes municipaux: données prévisionnelles non auditées 2026, Simple occurrence · Ministère des Affaires municipales et de l'Habitation · retrieved Supports: The 2026 residential property tax rate adopted by each municipality, in dollars per $100 of assessment, Special rates for debt service, operating and investment activities where a municipality levies them, under the taux-unique code as well as the taux-variés résiduelle one, The 2026 decree population of each municipality, The adopted-rate file itself rather than the dataset page that lists it, so the next reconciliation is a fetch rather than a search
- Données prévisionnelles non auditées 2026: description des postes · Ministère des Affaires municipales et de l'Habitation · retrieved Supports: Which code carries which adopted rate: general CPALB01724 taux unique or CPALB01726 taux variés résiduelle, debt CPALB01736 or CPALB01738, operating CPALB01747 or CPALB01749, investment CPALB01758 or CPALB01760, That a special rate adopted at a single rate is recorded under a different code from one adopted per property class, which is the distinction this layer reads both halves of
- Rental Market Survey, Montréal CMA: October 2025 · Canada Mortgage and Housing Corporation · retrieved Supports: An average two-bedroom rent of about $1,200 across the purpose-built stock of the Montreal CMA, A vacancy rate of 2.9%, Survey zones that do not correspond to municipal boundaries, which is why this layer carries one regional figure rather than twenty-eight
- Réorganisation municipale: les municipalités reconstituées et le conseil d'agglomération · Gouvernement du Québec, Ministère des Affaires municipales et de l'Habitation · retrieved Supports: The reconstitution of fifteen municipalities on the island of Montreal and four in the Longueuil agglomeration on 1 January 2006, The division between local competences and agglomeration competences. Police, fire, water production, arterial roads and public transit, The agglomeration council's power to set the levy that funds them
- Regulations amending the Insurable Housing Loan Regulations and the Eligible Mortgage Loan Regulations (SOR/2025-55) · Canada Gazette, Part II · retrieved Supports: The $1.5 million insured price cap, which only three of these twenty-eight municipalities' median detached houses exceed, 30-year insured amortization for first-time buyers and new builds