Public records and sites like HouseSigma and Realtor.ca reflect what the City of Saskatoon has on file, not what's actually been done to a house. A seller who lists based on that public data alone is pricing against a number that structurally excludes real improvements.
The way to verify this for your own home is straightforward: a walkthrough that documents every improvement, permitted or not, compared against recently sold homes in Saskatoon with similar upgrades. That comparison is checkable against real Saskatchewan REALTORS Association sold data, not a marketing claim.
Ask to see that comparison, ideally against 3 to 4 comparable sales on your own street, before deciding whose number to trust. Get your hand-reviewed valuation from Joel Dyck.