Canyon Lake, CA · Updated Oct 2026

What a Canyon Lake home costs each year

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.

Example · a Canyon Lake house

$14,068a year · $1,172 a month

Starts at the typical market value, $699,600; your assessed value is often lower. Typical use.

Property tax$7,332
1.059% of $699,600, less $7,000 homeowners' exemption
Electricity$2,776
633 kWh a month $2,776
Water and sewer$2,468
17 units (CCF) a month on Elsinore Valley Municipal Water District: water $118, sewer $88 a month
TrashNot included
Collected on the property tax bill; the amount is not counted in the total here (the City's rate exhibit is a scanned image)
Home insurance$1,492
Typical premium $1,492

A Canyon Lake house at the typical market value ($699,600) costs about $14,100 a year: $7,330 property tax and charges, $2,470 water and sewer, $2,780 electricity, $1,490 home insurance; trash is billed separately. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 22, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Income-qualified: SCE CARE rate32.5% off the electric bill
Through SCE's CARE program, qualifying households receive 32.5% off their electric bills and a Base Services Charge of about $6 a month.
How: Apply with SCE's CARE/FERA online application; no additional documentation is required.
Water and sewer tax refund claim$4.00 a month default refund
A court found Canyon Lake's tax on EVMWD and EMWD water and sewer customers unconstitutional; customers who paid it from Sept 7, 2023 to May 29, 2025 can claim a refund, with a default of $4.00 per month.
How: Submit the claim form at Canyon Lake City Hall or download it from the city page.

Adjust to match your bills

What you know

Value before exemptionsUnder Prop 13 your assessed value starts at your purchase price and rises at most 2% a year, so it is often far below market: use the assessed value on your tax bill. Some homes also pay Mello-Roos or school district special taxes and the trash fee on the tax roll; none is included in the total.

I live here and have the Homeowners' exemption

Home insurance, a yearFrom your policy. We start at $1,492, NAIC data via the Insurance Information Institute; California figures from the California Department of Insurance.

Earthquake insurance, a yearSeparate from home insurance. Most owners don't have it.

Your use

Water, units a month

On your water bill. 1 unit (CCF) is 748 gallons. A typical Canyon Lake house uses about 17.

Electricity, kWh a month

On your Southern California Edison bill. An electric car adds about 300 kWh.

Money dates

Nov 30, 2026in 37 daysLast day to file a 2026 regular assessment appeal in Riverside County (filing period July 2 to November 30, 2026).
Dec 10in 47 daysFirst property tax installment is due Nov 1 and becomes delinquent Dec 10; taxes not paid by the delinquent date get a 10% penalty.
Feb 4, 2027in 103 daysLast day to submit a claim for refund of the tax on water and sewer service (one year after the Feb 4, 2026 notice).
Feb 15in 114 daysLast day for a first-time homeowners' exemption claim to get the full exemption for the year.

Who serves this house

Water: Elsinore Valley Municipal Water District; EVMWD bills a variable rate based on the volume of water delivered; each tier is priced for 7/1/2026.
Property tax: 1.06% of value; 2026-27 tax year, Riverside County (Canyon Lake tax rate areas 023-xxx in Lake Elsinore Unified: 1% levy, Lake Elsinore Unified, Mt. San Jacinto College and MWD West)
Garbage: CR&R; CR&R is the City of Canyon Lake's trash hauler; call (951) 943-1991 for missed pickups.
Sewer: Elsinore Valley Municipal Water District (EVMWD); EVMWD provides sewer service throughout most of the Canyon Lake community.
Electricity: Southern California Edison; SCE's Index of Communities lists Canyon Lake in baseline region 10.

Pay or manage your bills

Your water

Source: Canyon Lake is a drinking water reservoir and plays a very important role in EVMWD’s overall water supply.

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How these numbers are made

Individual bills are confidential in California, so we calculate yours from public rates and what you tell us.
Water: EVMWD rates effective July 1, 2026: $25.25 meter charge (3/4") plus $20.24 Capital Replacement Charge a month, tiers $3.23, $5.18 and $5.81 per CCF. Tier sizes (8 and 17 CCF) come from EVMWD\'s own 4-person sample bill, which uses 17 CCF; real budgets depend on household size and landscape. EVMWD also bills a Power Zone charge by elevation ($0.09, $0.37 or $2.02 per CCF for zones 1-3 in 2026-27) that is not included. A few hundred homes on the northeast side are served by Eastern MWD instead.
Sewer: $29.80 fixed plus $11.48 per person (4 people, EVMWD's sample household) plus the $12 Canyon Lake surcharge = $87.72 a month, 7/1/2026 rates.
Property tax: Riverside County 2026-27 rates (Resolution 2026-153) for Canyon Lake tax rate areas 023-xxx: 1%, Lake Elsinore Unified 0.047%, Mt. San Jacinto College 0.0031%, MWD West 0.0085% (10 of 12 areas; two areas pay MWD East 0.0085%), less the $7,000 homeowners exemption. The starting value is the Census median market value, not an assessed value.
Trash: CR&R is the hauler and the fee is collected on the property tax roll under the City's July 1, 2026 rate resolution 2026-20, but the rate exhibit is a scanned image, so the amount is not included. Electricity: SCE Schedule D, baseline region 10. Gas service and any city tax on electric bills could not be sourced and are left out."] Capital Replacement Charge not included in the fixed figure unless shown in the cited notice. Fixed charge $45.49 = 25.25 + 20.24 per the Prop 218 notice (meter-size based).
Nothing here is legal, tax or insurance advice.

Sources

How Canyon Lake compares

A typical Canyon Lake house against the 207 California cities we cover, using the same default numbers as the total above.

Per year	Canyon Lake	Median	Where it falls
Property tax rate	1.06%	1.13%	lower than 190 of the other 206 California cities we cover
Water	$1,415	$944	higher than 186 of the other 206 California cities we cover
Sewer and utility-bill fees	$1,053	$582	higher than 121 of the other 136 California cities we cover
Electricity and gas	$2,776	$3,463	lower than 186 of the other 206 California cities we cover
Home insurance	$1,492	$1,492	in the middle of 201 other California cities we cover
Total	$14,068	$14,973	lower than 122 of the other 206 California cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: Canyon Lake's property tax rate is 1.06%, lower than 190 of the other 206 California cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Canyon Lake is 1.06%, lower than 190 of the other 206 California cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Water

The fact: Water here costs about $1,415 a year at typical use, higher than 186 of the other 206 California cities we cover.

Ask: "Water here costs about $1,415 a year at typical use, higher than 186 of the other 206 California cities we cover. What drives that cost, and would you change anything?"

3. Sewer and utility-bill fees

The fact: Sewer and flat utility-bill charges here come to about $1,053 a year, higher than 121 of the other 136 California cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.

Ask: "Sewer and flat utility-bill charges here cost about $1,053 a year, higher than 121 of the other 136 California cities we cover. What drives that cost, and would you change anything?"

4. Electricity and gas

The fact: Electricity and gas for a typical house here cost about $2,776 a year, lower than 186 of the other 206 California cities we cover. Rates are set mostly by the utility and the state.

Ask: "Electricity and gas here cost about $2,776 a year for a typical house, lower than 186 of the other 206 California cities we cover. Which parts of that can the city influence, and what would you do about them?"

See who is running in your city →

Common questions about Canyon Lake house costs

What is the property tax rate in Canyon Lake?

About 1.06% of the value before exemptions a year (2026-27 tax year, Riverside County (Canyon Lake tax rate areas 023-xxx in Lake Elsinore Unified: 1% levy, Lake Elsinore Unified, Mt. San Jacinto College and MWD West)), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Canyon Lake?

About $5,219 a year on $500,000 of the value before exemptions with the homeowners' exemption.

How much is the water bill in Canyon Lake?

About $206 a month for water and sewer at typical use (17 units, or 12,716 gallons a month) on Elsinore Valley Municipal Water District.

How much does trash pickup cost in Canyon Lake?

Collected on the property tax bill; the amount is not counted in the total here (the City's rate exhibit is a scanned image)

When is property tax due in Canyon Lake?

Dec 10: First property tax installment is due Nov 1 and becomes delinquent Dec 10; taxes not paid by the delinquent date get a 10% penalty. Apr 10: Second property tax installment (due Feb 1) becomes delinquent Apr 10; a 10% penalty applies to taxes unpaid by the delinquent date.

Where can I get help paying utility bills in Canyon Lake?

Income-qualified: SCE CARE rate: Through SCE's CARE program, qualifying households receive 32.5% off their electric bills and a Base Services Charge of about $6 a month. Apply with SCE's CARE/FERA online application; no additional documentation is required.

How much does a house in Canyon Lake cost to run each year?

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