Established neighbourhoods with older housing stock tend to carry more unpermitted improvements accumulated over decades of ownership, which is exactly where a hand-reviewed valuation makes the biggest difference against what the City of Saskatoon's public records show.
Newer suburban areas tend to have cleaner permit records but face different comparable-sale pressures, since buyer demand there is driven more by lot size, school catchment and commute time than by character features.
Wherever your home sits in Saskatoon, the same process applies: a walkthrough, a comparison against recent comparable sales, and a number that accounts for what's actually there. Get your hand-reviewed valuation from Joel Dyck.