Every January, Edmonton homeowners open their mail to find their annual property assessment notice — and for many, the reaction is the same:
“Is this actually what my home is worth?”
At ARIVL, we get this question every year. The honest answer isn’t always yes or no — it depends on the market, your specific property, and whether the numbers actually support a challenge.
This guide will help you decide whether challenging your Edmonton property assessment makes sense for you, before you spend time, money, or energy going down the appeal path.
First Things First: What Is a Property Assessment?
Your property assessment is the City of Edmonton’s estimate of your home’s market value based on sales data from the prior year. This value is used to determine your share of property taxes, not what your home would sell for today and not how much the City spends.
That distinction matters.
You’re not appealing tax rates or city budgets — you’re appealing whether your assessed value is fair compared to similar properties.
Important 2026 Deadline to Know
For the 2026 tax year:
- Assessment notices were mailed January 12, 2026
- You have a 60‑day review period
- The deadline to file a formal complaint is March 23, 2026
If you miss this date, you lose the ability to challenge your assessment for the year.
When Challenging Your Assessment May Make Sense
A review is worth considering if your assessment appears meaningfully higher than what the market supports.
Common scenarios we see:
- Comparable homes sold for less than your assessed value
- Your property’s condition isn’t reflected (layout issues, deferred maintenance, noise, exposure)
- Renovations or upgrades were assumed but never completed
- Nearby, similar properties are assessed noticeably lower
Example:
If comparable homes sold around $420,000 but your assessment comes in at $460,000, that gap may justify a closer look.
When Challenging Usually Doesn’t Make Sense
Not every high tax bill means a bad assessment.
An appeal is often not worthwhile if:
- Your assessed value aligns closely with recent comparable sales
- The difference is minor and unlikely to offset appeal fees or effort
- The market supported the value at the assessment date
- Your frustration is with tax rates or city spending, not property value
Appeals are evidence‑driven. If the data doesn’t support your case, the board won’t either.
Condo Owners: A Quick Note
Condominium assessments can be especially tricky. Factors like unit exposure, floor level, parking type, amenities, and even building reputation can materially affect value — and those details aren’t always captured well in mass assessments.
This is one area where reviewing recent sales within the same building or complex is critical.
How ARIVL Helps Before You File Anything
Before you commit to a formal appeal, we can help you run a Comparative Market Analysis (CMA) using recent, relevant sales.
This allows us to:
- Sense‑check your assessed value against the market
- Identify whether meaningful discrepancies exist
- Help you decide if an appeal is worth pursuing
Not every assessment should be challenged — and we’ll tell you honestly if yours doesn’t warrant it.
Final Thoughts
Challenging your Edmonton property assessment isn’t about emotion — it’s about evidence.
If the numbers support it, a review can make sense. If they don’t, the best move may be to leave it alone and avoid unnecessary time and cost.
If you’d like help reviewing your assessment before the March 23, 2026 deadline, we’re happy to help!