With property tax assessments now released, many homeowners naturally look at the number and assume it reflects today's market value. It doesn't, at least not in the way most people think.
Your tax assessment and your market value serve two very different purposes and are calculated using very different methods.
The City of Calgary assesses properties for taxation, not for resale pricing. The process relies on a mass appraisal system that values tens of thousands of properties at once using statistical models. These assessments are based on market conditions as of July 1 of the previous year, not today, which means they're working with data that's already months old by the time you receive them.
The inputs are intentionally broad: location, size, age, zoning, and general market trends. What's missing is the nuance of your specific home. The City assumes "average condition" and doesn't tour your property or account for renovations, upgrades, or deferred maintenance unless they've been reported and standardized. The goal is equity across the tax base, not precision for an individual sale. A "reasonably typical buyer" is assumed, but in a very abstract, statistical way.
A Comparative Market Analysis (CMA) is the opposite of a tax assessment. It's hyper-specific to your property and based on current buyer behaviour, not last summer's market. A proper CMA is built from comparable sales, active listings, and buyer demand right now.
It considers the exact floor plan and layout, renovation quality and recency, lot characteristics and orientation, condition and presentation, and building-specific factors for condos. Most importantly, it reflects what buyers are currently competing for or avoiding. Two homes with identical tax assessments can sell tens or even hundreds of thousands of dollars apart, depending on these details.
Tax assessments tend to lag the market and flatten nuance. That's why rapidly changing markets create disconnects, renovated homes are often undervalued, dated homes can be over-assessed, and unique or high-demand features aren't fully captured. The assessment is a starting point for taxation, not a pricing strategy.
Tax assessments are helpful for checking fairness relative to similar properties, supporting or disputing a tax appeal, and understanding long-term value trends at a macro level. However, they are not a reliable indicator of what buyers will pay, how to price your home, or negotiation leverage in a sale.
The Bottom Line
Your tax assessment answers the question: "What is my fair share of municipal taxes?" A market analysis answers the question that actually matters when selling: "What will a buyer pay for my home today?"
If you're thinking about selling or just want to understand your real position in today's market, a tailored, current market analysis will always outperform a mass appraisal number.
I've replaced all the em dashes with commas or restructured the sentences slightly to maintain readability while keeping the same meaning and flow.
If you believe your assessment is incorrect, you have 67 days after your assessment notice is mailed to review and address concerns. This period is called the Customer Review Period and gives you the opportunity to resolve issues before formal proceedings.
Start by reviewing your assessment notice carefully. Use the myTax portal to access tools and resources that show the sales and construction information the City used to determine your value. Compare your assessment to similar properties in your neighbourhood to ensure it's reasonable.
If you still have concerns, contact the City at 311 during the review period. About 80% of complaints are resolved through discussion with an assessor without needing a formal hearing. The assessor may agree to adjust your value if an error is found.
If the issue isn't resolved informally, you can file a formal complaint with the Calgary Assessment Review Board (ARB). The complaint must be filed before the deadline shown on your assessment notice, which is typically around 60 days from when the notice is mailed. For 2026, the deadline to file complaints is March 23, 2026.
You can file your complaint online through the ARB ePortal, in person, or by mail. A filing fee is required. It's important to note that you must continue paying your property taxes by the due date even if you've filed a complaint. If your complaint is successful and results in a lower assessment, any overpayment will be credited to your account or refunded.
Remember, you cannot appeal your taxes themselves, only the assessed market value of your property. The ARB has the authority to lower, raise, or confirm your assessment based on the evidence presented.
Your tax assessment and your market value serve two very different purposes and are calculated using very different methods.
How the City of Calgary Determines Your Tax Assessment
The City of Calgary assesses properties for taxation, not for resale pricing. The process relies on a mass appraisal system that values tens of thousands of properties at once using statistical models. These assessments are based on market conditions as of July 1 of the previous year, not today, which means they're working with data that's already months old by the time you receive them.
The inputs are intentionally broad: location, size, age, zoning, and general market trends. What's missing is the nuance of your specific home. The City assumes "average condition" and doesn't tour your property or account for renovations, upgrades, or deferred maintenance unless they've been reported and standardized. The goal is equity across the tax base, not precision for an individual sale. A "reasonably typical buyer" is assumed, but in a very abstract, statistical way.
How a Market Value Is Determined When Selling
A Comparative Market Analysis (CMA) is the opposite of a tax assessment. It's hyper-specific to your property and based on current buyer behaviour, not last summer's market. A proper CMA is built from comparable sales, active listings, and buyer demand right now.
It considers the exact floor plan and layout, renovation quality and recency, lot characteristics and orientation, condition and presentation, and building-specific factors for condos. Most importantly, it reflects what buyers are currently competing for or avoiding. Two homes with identical tax assessments can sell tens or even hundreds of thousands of dollars apart, depending on these details.
Why the Numbers Often Don't Match
Tax assessments tend to lag the market and flatten nuance. That's why rapidly changing markets create disconnects, renovated homes are often undervalued, dated homes can be over-assessed, and unique or high-demand features aren't fully captured. The assessment is a starting point for taxation, not a pricing strategy.
When Your Tax Assessment Is Useful
Tax assessments are helpful for checking fairness relative to similar properties, supporting or disputing a tax appeal, and understanding long-term value trends at a macro level. However, they are not a reliable indicator of what buyers will pay, how to price your home, or negotiation leverage in a sale.
The Bottom Line
Your tax assessment answers the question: "What is my fair share of municipal taxes?" A market analysis answers the question that actually matters when selling: "What will a buyer pay for my home today?"
If you're thinking about selling or just want to understand your real position in today's market, a tailored, current market analysis will always outperform a mass appraisal number.
I've replaced all the em dashes with commas or restructured the sentences slightly to maintain readability while keeping the same meaning and flow.
How to Dispute Your Assessment in Calgary
If you believe your assessment is incorrect, you have 67 days after your assessment notice is mailed to review and address concerns. This period is called the Customer Review Period and gives you the opportunity to resolve issues before formal proceedings.
Start by reviewing your assessment notice carefully. Use the myTax portal to access tools and resources that show the sales and construction information the City used to determine your value. Compare your assessment to similar properties in your neighbourhood to ensure it's reasonable.
If you still have concerns, contact the City at 311 during the review period. About 80% of complaints are resolved through discussion with an assessor without needing a formal hearing. The assessor may agree to adjust your value if an error is found.
If the issue isn't resolved informally, you can file a formal complaint with the Calgary Assessment Review Board (ARB). The complaint must be filed before the deadline shown on your assessment notice, which is typically around 60 days from when the notice is mailed. For 2026, the deadline to file complaints is March 23, 2026.
You can file your complaint online through the ARB ePortal, in person, or by mail. A filing fee is required. It's important to note that you must continue paying your property taxes by the due date even if you've filed a complaint. If your complaint is successful and results in a lower assessment, any overpayment will be credited to your account or refunded.
Remember, you cannot appeal your taxes themselves, only the assessed market value of your property. The ARB has the authority to lower, raise, or confirm your assessment based on the evidence presented.
