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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 amount a property might be expected to realize if it sold on the open market by a willing seller to a willing buyer. For the purposes of mass appraisal, it is an estimate based on analysis of a range of sales.

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

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Row Count: 1
ListCat: Residential-property-assessments-01
ID: 3520


Key factors, components & variables

1. Location

  • Ranges: 205 residential communities used by The City of Calgary
  • Criteria for range: Location of the land parcel

2. Structure type

  • Detached vs Attached
  • Style of home; e.g. two-storey, bungalow, split level, etc.
  • Criteria for range: building plans or professional measurements

3. Size

  • Lot size
  • Structure size – above grade and below grade
  • Criteria for range: lot – legal parcel size; structure – professional measurements

4. Influences

  • View influences (view river valley, view full mountain, etc.)
  • Green Space influences (green space – corridor adjacent, green space – large park, etc.)
  • Commercial / multi-family / traffic
  • Criteria for range: site specific characteristics of the property

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
  • renovation 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
  • views attainable from the property
  • property location within the community including:
    • proximity to traffic
    • green spaces
    • 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.

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Row Count: 1
ListCat: Residential-property-assessments-02
ID: 3521


1. Location

  • There are over 200 established and developing residential communities in The City of Calgary. Each community has different proximities to services and amenities which help shape buyers and sellers perception of market value.
  • Land may be stratified, and a hierarchy of value exist within a community. Therefore, land in one specific area could be valued higher (or lower) in relation to one’s own property.
  • The market for vacant residential land is heavily influenced by locational characteristics and if often the first criteria examined in a market analysis.

2. Land Use

  • Ranges in land use vary by residential property type, from low density single-family to higher density multi-family residential. Land uses city-wide are interpreted using Land Use Bylaw 1P2007.
  • Land use influences how a property may be developed into a higher and better use by regulating criteria such as:
    1. Size and density of development
    2. Height and massing of proposed/existing buildings
    3. Permitted uses of spaces within a proposed/existing building
  • The market for vacant residential land is influenced, in part, by the land use (or anticipated re-designation of use).

3. Size and Shape

  • Parcels of vacant residential land vary in size from single-family home sites to large amalgamated development lots for multi-family development.
  • The lot configuration or plottage may affect the market value of a property, particularly setback requirements, access, frontage, and utility right-of-ways.
  • The legal parcel size of a property directly effects the market value of a property, all assessment values are calculated using a diminishing rate of returns.

4. Influences

There are several external factors that could impact the market value of a property.

Positive influences as examples include, but are not limited to:

  • Proximity to green spaces
  • “Views” from a property (i.e. mountain views, downtown views, river valley view etc.)

Negative influences as examples include, but are not limited to:

  • Traffic Noise
  • Adjacent or intrusive industrial or commercial uses

5. Time to Development

Not all vacant parcels of land designated for residential use are equal with respect to their availability to be developed. All parcels of vacant residential land are reviewed on an annual basis to estimate the time when a property may be developed to a higher and better use. Criteria reviewed may include, but are not limited to:

  • Servicing availability (Water, Storm, and Sewer capacity)
  • Access (roadways leading to the site)
  • Growth Management (Public Transit, Emergency Response Services, Local Infrastructure etc.)

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.

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ListCat: Residential-property-assessments-03
ID: 3522


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: A typical condominium transaction included the livable unit, one titled parking stall and one titled storage unit, for $300,000. The assessed value for each titled parking stall is found to be $10,000 and $2,250 for each titled storage unit. Therefore, the assessment for the living unit would be $287,500. The sum of all three assessments would equal the typical transaction price of $300,000.

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:

Titled Parking

  • Downtown
  • Beltline & Inglewood
  • Inner City I & Discovery Ridge
  • Inner City II
  • Suburbs


  • Core
  • Non Core

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 (67 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.