The key distinction is between assessed value and market value. Assessed value is what the City of Saskatoon uses for property tax calculations, and it updates on a cycle that can lag 12 to 24 months behind real market conditions. Market value is what a buyer will actually pay today, and it reflects the condition of your home right now, not what it looked like two years ago.
If you renovated a kitchen, added a bathroom, or finished a basement, your market value is higher than your assessed value. The gap between the two is equity you can capture at sale, but only if your agent prices the home based on the improvements, not the paper records.
Joel's hand-reviewed valuation process is built specifically to close this gap. He walks the home, documents every improvement, and builds a comparative market analysis against recently sold Saskatoon homes with similar upgrades.