The neighbourhood's age works against any online estimate or public assessment record, since decades of owner-done renovations, from basement development to additions, were frequently completed without a permit through the City of Saskatoon and do not appear anywhere an algorithm can see.
That gap between what a desktop estimate shows and what a home is actually worth tends to be larger in an older, character-heavy neighbourhood like Varsity View than in a newer suburb built in a single decade.
A Varsity View home's real number comes from walking it, not from a citywide average. Get your hand-reviewed valuation from Joel Dyck.