It is a settled family neighbourhood: curved crescents, mature trees, attached garages, schools and parks within walking distance, and quick access to Attridge Drive, Circle Drive and the university. Homes were built to a good standard for their era, and lots are more generous than what a buyer gets in the newest subdivisions on the city's edge.
Because the houses went up within a few years of one another, the difference between two similar plans is almost entirely what has been done since. A home with its original kitchen, forty year old windows and a furnace on borrowed time sells at one price. The same home with updated mechanical systems and a properly developed basement sells at another. Keep in mind the City of Saskatoon assesses residential property at a percentage of value of 80 percent for taxation, so your assessment notice is a tax figure, not a market value.
The updates that matter most are the ones nobody registered. Basements finished without a permit, bathrooms added, decks rebuilt and kitchens replaced are invisible to public records and therefore to every online estimate drawn from them. Joel Dyck's hand-reviewed valuation walks the home, documents that work and prices it against comparable Erindale sales.