Neighbourhood does more work than anything else because it cannot be changed. Proximity to the University of Saskatchewan, Royal University Hospital, the river and the downtown core, the quality of the school catchment, whether the street is a quiet crescent or a busy arterial, and how close the property sits to rail or industry all register in what buyers pay and none of it can be renovated away.
Then the house itself. Above grade area, bedroom and bathroom count, whether the basement is developed and permitted, the age of furnace, shingles, windows and electrical panel, and the garage. Big ticket systems matter more than finishes to most buyers, because a buyer facing a furnace and a roof in the same year is looking at real money on top of the purchase price.
Timing and presentation influence speed more than value, and at 1.63 months of supply a correctly priced Saskatoon home does not sit long. What consistently gets missed is the work done without a permit, which leaves no record for any model to read. Joel Dyck's hand-reviewed valuation documents those improvements and shows you the comparables and adjustments behind the number.