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Assessment

A reassessment of all property classes is required by provincial legislation every four years so that property values are more up-to-date, accurate and fair. 

Starting January 25, 2021, Saskatoon property owners can expect to receive their new 2021 Reassessment Notice in the mail, it will be accompanied by an informative guide.  Check out these two helpful and easy to use online tools, they provide additional detailed assessment and property-tax related information:

 Property Assessment & Tax Tool

 Revenue Neutral Property Tax Estimator

 2021 is a reassessment year and the start of the next four-year assessment cycle. Here's what you need to know.

  • Your 2021 Assessment Notice will show that your property has been reassessed, or updated, to reflect a new assessed value as of the provincially legislated base date of January 1, 2019.
  • The City of Saskatoon is committed to placing fair, accurate and equitable values on all property types in the city.
  • The updated 2021 assessed value for your property was determined based on sales of similar properties as of the base date January 1, 2019. Your property's new 2021 reassessed value will be used as the starting point to calculate your property tax for the years 2021 - 2024, and will remain in place until the next provincially legislated reassessment in 2025. 
  • Any economic impact COVID-19 may or may not have had on a property’s assessed value will not be reflected in 2021 property reassessment figures.
  • All properties in the province were last reassessed in 2017 using the legislated base date of January 1, 2015.
  • The property reassessment process ensures that all Saskatoon property owners pay their share of municipal, library and provincial education property tax; owners of properties with similar values pay similar property tax. Education tax collected by the City of Saskatoon is remitted to the Province.
 The Results of a Reassessment are Revenue Neutral 
  • City Council has required that the results of a reassessment are revenue neutral, meaning no additional revenue is generated for the municipality due to changes in property assessments. Whether property assessments increase or decrease due to changes in assessed values – the City still receives the same amount of property tax revenue.  
  • Revenue neutral is a tax calculation which means that changes in assessment are offset by changes in the tax rates to ensure the same amount of tax dollars are collected by the City.
  • Budgetary adjustments and tax policy decisions are applied to the new revenue neutral tax rates. The tax increases brought forward by the City and the Province are communicated through the budgetary process – not the reassessment process.

 Appealing Your Assessment

  • If you have questions about your property's new assessed value, tax class, or exemption status, please contact Assessment & Valuation at 306-975-3227. Most assessment-related concerns can be resolved by chatting with an assessor before deciding to file a formal appeal with required fees. We're here to help.
  • If you choose to proceed and file a formal appeal with the City’s Board of Revision your Notice of Appeal and the accompanying fee must be received between January 25, 2021 - March 29, 2021, this is called the 60-Day Customer Review Period. 
  • Information on the appeal process is located on the back of your 2021 Assessment Notice you'll receive in the mail starting January 25, 2021. 
  • You can easily verify what the City has on file for the characteristics of your home or view more information on your property’s assessment by entering your property’s address in the online Property Assessment & Tax Tool. The new 2021 reassessment property values will be updated in the tax tool for January 25, 2021.

 Interested in the factors used to calculate your residential property's assessed value? This helpful video explains the assessment process .  


 


Assessment Video

  NEW! Video series The City Assessor and Property Tax Manager answer residents frequently asked assessment & property tax-related questions

Frequently Asked Questions about Property Assessment

How is reassessment connected to what I pay in property tax?
Assessment of all properties is a way of equitably distributing the tax load. Your property’s assessed value forms the starting point for the calculation of your property tax; owners of properties with similar values pay similar property tax.  Your property’s assessed value is used to distribute the funds the City, Library and School Boards require to operate. 

Will my property tax change with a reassessment?
Not necessarily. It is common for properties to experience property assessment increases or decreases at different rates due to changes in the market place or economy.  There will be some properties where assessed values increased or decreased more than the average within its property tax class; these properties will see tax changes as a result of the 2021 Reassessment.

Where do assessment appraisers get the information to calculate the assessed value of my property?
Assessment appraisers review information obtained from recorded property characteristics, building permits, site visits, land title information, maps, photos and sales data. Using this information, your assessed value is calculated using what is called a mass appraisal method.

Does reassessment and the term revaluation mean the same thing?
Yes. Both terms refer to the process of updating assessed values of all property classes or types to a more current assessed value, as of legislated base date.  The 2021 reassessment of your property reflects its assessed value as of January 1, 2019; this assessed value will be in place from 2021 to 2024, until the next provincially legislated reassessment in 2025. 

Is the assessed value on my Assessment Notice, the value I would sell my property for today? What about COVID-19's effect?
No it's not. The assessed value of your property is calculated for taxation purposes only. It's an estimate based on sold properties in your market area as of the legislated base date of January 1, 2019. Sales that occurred after this valuation date cannot be considered in the 2021 reassessment as per legislation. Also, any economic impact COVID-19 may or may not have had on a property's assessed value will not be reflected in 2021 property reassessment figures.

I'm wondering about the difference between the assessed value calculated for my property and the price I paid for it?
In most cases, your property’s assessed value will not match your property’s selling price for several reasons:

  • The valuation base date may differ from the actual sale date. 
  • Your property’s selling price is an amount paid between a buyer and seller in an individual transaction.  This amount may differ from what another individual would be willing to pay for a variety of reasons such as personal preferences, negotiating skills, and particular wants and desires of both the seller and buyer. 
  • The assessed value calculated for your property takes into consideration all relevant sales within your neighborhood as of the base date; for the 2021 reassessment, that will be at January 1, 2019.

Considering the 2021 Reassessment, what if the real estate market has changed since the base valuation date of January 1, 2019?
Changes in the real estate market after January 1, 2019 will be reflected in the next province-wide reassessment in 2025.  As per legislation, market data or information that surfaced after the valuation base date of January 1, 2019 including any economic impact COVID-19 may or may not have on a property's assessed value, could not be considered in the 2021 reassessment of your property. 

Where can I find more information on my property’s assessment?
Find more information by using the Property Assessment & Tax Tool found on the Property Tax page.  The easy-to-use tax tool allows you review market area and neighbourhood assessments similar to yours. Or contact our Assessment & Valuation Office at 306-975-3227, we're here to help.

How does the City assess residential properties?
The City uses a sales comparison approach to develop assessment models. The assessment approach requires that all relevant sales within a neighborhood are considered as of a legislated base date. The models are applied to all properties within a neighborhood so that similar properties will have similar values, and thus pay similar property tax.

What factors may influence the assessed value of my residential property?
For residential assessment, some of the factors used to determine the assessed value include location or neighbourhood of the property, lot size, living area, quality of construction and age. Improvements made to your property, such as building an addition, adding new shingles, a garage or basement rooms, etc., could change your property's assessed value.

The following factors do not increase or decrease your residential property’s assessed value: plumbing details, decks or landscaping, a back lane or broad-based influences such as aircraft noise.  Also, check out the new assessment video series available on this page in January 2021.

I feel my property is unique. Can the City use a different method to appraise it?
No. The City must use mass appraisal which is the process of preparing assessments for a group of properties as of the base date using standard appraisal methods, common data, and statistical testing. It's important to note that legislation prohibits the calculation of an assessed value for one individual property.

How does the City assess commercial properties?
The most widely used method is to value commercial properties using the income approach.  This approach capitalizes the net rental income of a property to arrive at a value.  As legislation dictates, mass appraisal techniques are used to ensure fairness and equity. The City's Commercial Models will made available online, watch for them in January 2021.

Will the City collect more taxes as a result of the 2021 reassessment?
City Council has required that the results of a reassessment or revaluation remain revenue neutral at the property class level with no changes in taxes between property classes.  Revenue neutral is a tax calculation, which means whether property assessments increase or decrease due to changes in values, the City’s tax revenue does not automatically change – the City still receives the same amount of tax revenue.  

Revenue neutral assumes that the City, school boards and libraries require the exact amount of tax dollars from each class of property.  Any yearly tax change brought forward by the City is communicated through the budgetary process, not by the reassessment process.  

If I have questions, or if I am not satisfied with my property's 2021 reassessed value, what can I do?
If you have questions about your property's new assessed value, tax class, or exemption status, please contact Assessment & Valuation at 306-975-3227 we’re here to help. Most assessment-related concerns can be resolved by chatting with an assessor before deciding to file a formal appeal with required fees.  Due to COVID-19 protocols, in-person inquiries are by appointment only and masks are required.

If you choose to proceed and file a formal appeal with the City’s Board of Revision your Notice of Appeal and the accompanying fee must be received between January 25 - March 29, 2021, the 60-Day Customer Review Period. Information on the appeal process is located on the back of your 2021 Assessment Notice that you'll receive in the mail starting January 25, 2021, or visit saskatoon.ca/assessment.

To assist you in your assessment review, market and sales information is also available within the Property Assessment & Tax Tool , just enter your address.

Can I mail a letter with my concerns or questions regarding my assessment?
Yes. Please send your letter to City Hall, Assessment & Valuation, 222 -3rd Avenue North, Saskatoon, SK S7K 0J5 

Am I able to appeal my property taxes?
No. Only your assessment can be appealed, not your property taxes. Changes to your property assessment will only be considered if your assessment appeal is received during the during the 60-Day Customer Review Period, January 25 to March 29, 2021. 

When is the property tax notice mailed out, when is my payment due? 
Your annual property tax notice is mailed out in May of each year and is due on June 30 of each year.

Do I have various payment options?

Yes, there are many payment options available to you. If you are paying after June 30 of the current tax year, please call our customer service representatives at 306-975-2400 to confirm your tax amount due including any penalties.