How Are Property Taxes Calculated in Saskatoon in 2026?

Saskatoon calculates property tax by multiplying your home's assessed value by mill rates set separately by the City of Saskatoon and the province for education, then adding any local improvement charges that apply. The City reassesses on its own cycle rather than in real time, and owners who believe their assessment is wrong can appeal to the Board of Revision.

Property tax in Saskatoon is built from two main pieces layered on top of your home's assessed value. The City of Saskatoon sets a municipal mill rate each year through its own budget process, and the Government of Saskatchewan sets a separate education property tax mill rate that funds school divisions across the province, and both rates are applied to the same assessed value to produce your total annual bill. Some properties also carry local improvement charges for things like a specific street reconstruction or sidewalk project in their immediate area, which show up as a separate line on the notice rather than being folded into the general municipal or education rate.

Assessed value is not the same thing as market value, and it is not updated every time the market moves. Saskatchewan properties are reassessed on a cycle set using the Saskatchewan Assessment Management Agency's methodology and a fixed valuation date set well in advance, so your current assessment can sit behind or ahead of what your home would actually sell for today depending on how far the market has moved since that valuation date. This is a common source of confusion for sellers who expect their tax assessment and their eventual sale price to line up closely; the two figures are built for different purposes on different timelines and rarely match exactly, even in a stable market.

If you believe your assessment is wrong, either too high relative to comparable properties or based on incorrect details recorded about your home, you can file a formal appeal with the City of Saskatoon's Board of Revision within the deadline printed on your assessment notice. A successful appeal lowers the assessed value your mill rate is applied against, which lowers the tax bill going forward, but it does not change what a buyer will actually pay for the home on the open market. Owners in Warman, Martensville, Osler and the other municipalities around Saskatoon deal with their own separate assessment and their own Board of Revision, since City of Saskatoon rates and cycles do not apply outside the city limits at all.

Because assessed value and market value are calculated differently, on different schedules, by different processes, neither one should be relied on alone to price a home for sale. A seller who lists based on the City's assessed figure alone, without checking it against what comparable homes have actually sold for recently, risks leaving real money on the table or, just as often, scaring off buyers with a number the current market will not support either way. Get your hand-reviewed valuation from Joel Dyck.