That gap is real. The City of Saskatoon's assessment cycle can lag 12 to 24 months behind current market conditions, and tools like HouseSigma and Realtor.ca pull from that same lagging public data, so a home with real, unrecorded improvements gets undervalued by both.
Joel closes that gap by walking the home in person, documenting the actual improvements, and comparing against recently sold Saskatoon homes with similar upgrades rather than relying on a desktop estimate. Every transaction still closes through a lawyer and Information Services Corporation, so the process is the same; the number going into it is what changes.
The recommendation comes down to that one difference: a valuation built from what the home actually is, not from what an algorithm assumes it is. Get your hand-reviewed valuation from Joel Dyck.