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Residential property assessments

Residential property assessment in Calgary refers to the annual assessment of single residential and residential condominium properties for the purpose of distributing fair and equitable taxation.  Most residential property within Calgary is assessed using the sales comparison approach to value  and is based on The City of Calgary’s estimate of the market value of the property on July 1 of the year prior to taxation, and the characteristics and condition of the property as of Dec. 31 of the year prior to taxation. 

Market value

Market value is the most likely price a property would sell for on the open market from a willing seller to a willing buyer on a given date.

The market value  of residential properties is calculated through a method known as mass appraisal.

Key factors, components & variables

1. Location

  • Ranges: 192 residential communities used by The City of Calgary
  • Criteria for range: Location of the land parcel

2. Land use (zoning)

  • Ranges: Zoning as laid out by the 1P2007 land use bylaw and any direct control bylaws affecting the property.
  • Criteria for range: Land use designation on the parcel.

3. Size

  • Ranges: 0.0001 acres to 500 acres (diminishing rates apply).
  • Criteria for range: Legal parcel size.

4. Influences

  • Ranges: Land use restrictions, environmental concerns, flood plain, access, residual parcel, shape, topography, views, servicing.
  • Criteria for range: Site specific characteristics of the parcel.

Factors that affect residential market value may include

  • total finished living area above grade
  • total finished living area below grade
  • quality of structure
  • age of structure
  • modernization level
  • building type (i.e. duplex, etc.)
  • structure type (i.e. bungalow, two-storey, etc.)
  • unit type in condominiums (i.e. townhouse, apartment, basement unit, end unit, penthouse unit, etc.)
  • existence, type and size of garage
  • lot size
  • lot topography and access
  • views attainable from the property
  • property location within the community including:
    • proximity to traffic
    • greenspaces
    • community services
    • commercial properties
    • multi-family properties
    • waterways
    • schools
    • trains
    • transmission lines
    • communications towers

Note: The size of your home is based on the dimensions of the building, which are provided by builders or an exterior measurement. The size of your lot is determined from registered plans.

Each year, Assessment assesses approximately 470,000 single residential and residential condominium properties. The combined value of single residential and residential condominium properties for the current year is available on the assessment roll highlights page.  

When a property is assessed each year, fluctuations in property taxes are minimized due to the more frequent reassessment process. Through the annual reassessment process, taxation responsibility is re-distributed from area to area, based on the extent to which values change relative to one another within the city.

Residential condominium property parking and storage units

Titled parking stalls and storage units are assessed separately from living units because they are separately titled, hold value, and can be sold separately. In addition, the Municipal Government Act states that every unit of a condominium must be assessed.

Assessment of condominium unit 

  1. Each unit and the share in the common property that is assigned to the unit must be assessed
    • in the case of a bare land condominium, as if it is a parcel of land, or
    • in any other case, as if it is a parcel of land and the improvements to it.
  2. In this section, "unit" and "share in the common property" have the meanings given to them in the Condominium Property Act.

Example: if the current year's assessment for titled parking stalls located in the suburbs is $10,000 and $2,250 for a titled storage unit. If the market value of a typical condo transaction (living unit, titled storage unit and titled parking unit) is determined to be $300,000 then the assessment for the living unit would be $287,750 and the titled parking unit would be assessed at $10,000 and the titled storage unit would be assessed at $2,250.

Market Value July 1, XXXX

  • living unit, titled parking unit and titled storage unit = $300,000
  • living unit assessment = $287,750
  • titled parking unit assessment = $10,000
  • titled storage unit assessment = $2,250
  • combined living unit, titled storage unit & titled parking unit assessment = $300,000

Assessment values for titled parking and storage units in residential condominiums have been determined by analyzing the five market area sales:

  • Downtown
  • Beltline & Inglewood
  • Inner City I & Discovery Ridge
  • Inner City II, & suburbs

Please refer to the residential condo titled parking map and residential condo titled storage map.

Manufactured home park assessments  

Manufactured homes are one storey/bungalow style factory built residences that are designed and constructed on their own frames and wheel chassis and are assessed annually. Manufactured homes are usually tenant owned, who in turn rent the site from a manufactured home park operator. See manufactured home park assessments for more information.

Customer Review Period 

If you have any questions or concerns about your assessment, contact us during the 60-day Customer Review Period (60 days following the mailing of the assessment notices in January of each year). Changes to your assessment will only be considered if an inquiry is received during the Customer Review Period.