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Understanding Your Property Assessment |
How we assess your property
Market Value Assessment is highly transparent as it reflects the real estate market which is publicly visible and accessible.
As the real estate market changes within the Municipality, so does the market value assessments. In other words, the real estate market establishes the value of your property. We simply measure that market value as of July 1st of last year.
Municipal assessors consider many factors and use the sales comparison approach to arrive at the market value of a property.
Understanding your Assessment Notice and the assessment process
Read over your Assessment and Tax Notice and ask yourself if the market value displayed on your notice reflects the value of your property given Crowsnest Pass's real estate market as of July 1st of last year. Understand the various elements of your notice and review it. In particular:
Your share
Property taxes help pay for Municipal services that include recreation programs and services, fire protection, emergency and disaster services, roads and streets. Starting in 2011, the Municipality will begin to meet its financial commitment to the Crowsnest Pass Senior Housing Authority York Creek Lodge Expansion (Municipal Motion M5588-10).
How your Assessment relates to your taxes
Assessment = Market Value
Council decides what budget the Municipality needs in the coming year. Then, using the total municipal assessed property base, Council sets the tax rates to bring in only the funds it needs from property tax.
Tax rate = Municipal budgetary needs / Total assessed value of all Municipal Properties
What is a 'Tax Rate'?
A tax rate is the rate of taxation applied against the value of property within a municipality to collect the revenue required by the various taxation authorities. Normally the tax rate is expressed in mills (dollars in tax paid per thousand dollars of property value).
In determining non-residential assessments, we may use any one of three approaches to value, depending on the type of non-residential property:
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Sales comparison approach - Sales of similar properties.
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Income approach - Capitalize the income being generated by the property.
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Cost approach - Land value + the depreciated replacement cost of the property.
Whether you own a residential or non-residential property, and regardless of the approach used, the Municipality must arrive at a market value assessment. Market value is recognized as the most understandable, transparent and objective measure of a property's worth. When a property is assessed every 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 Municipality.
How will the July 1st assessment affect me?
Typically, any change in assessed values must be supported by the sale of similar properties within a specified time frame. The downturn in the economy has slowed the real estate market so there were fewer sales to review, but thoses properties that deid sell were close to the existing assessed value of the the properties and no major changes in assessed values has occured. Exceptions would include those properties where upgrades have been made to windows, doors, roofs and siding, or where buildings in various stages of construction have been or are nearing completion.
Minimum Tax Bylaw
The Municipal Government Act permits a municipality to levy a minimum amount payable as a property tax in its property tax bylaw. A minimum amount payable is not a fixed surcharge on all taxpayers; it is a tax floor amount on each property. Municipalities are able to realize additional revenue on these properties only if the calculated tax rate multiplied by the assessed value of these properties is lower than the minimum amount payable. If the calculated tax amount is higher than the minimum amount payable, the minimum amount payable is no longer applicable. The MGA grants no authority for both a minimum amount payable and a tax rate on a property.
What can I do if I disagree with the Assessors estimate of my property value?
Prior to filing a written complaint, you are encouraged to contact our office, for an appointment. The Assessor will be pleased to review the assessment with you. If the Assessor determines that an error has been made, your assessment will be revised.
The completed complaint form must be received by the Municipal Office on or before the final date of complaint as noted on the front of the Assessment and Property Tax Notice. The written complaint must include the correct fee as detailed below:
| Assessment Range Type |
Fee Per Property |
| Properties with Residential Mill rate |
$25.00 |
| $0 to $999,999.00 |
$100.00 |
| $1,000,000 or more |
$200.00 |
Assessment appeal fees will be returned if the Local Assessment Review Board makes a decision in favour of the residential complainant.
Can I appeal my taxes?
No. You can appeal only the assessment of your property.
Assessment Appeal Procedures
If you believe the assessment is unfair, contact the Municipal Assessment Department at 403.562.8833. You may file a complaint to be heard by the Local Assessment Review Board (residential property with 3 or less dwelling units, farm land, or matters shown on the property tax notice) or a Composite Assessment Review Board (residential property with 4 or more dwelling units or non-residential property).
All Assessment Complaints must be detailed on an Assessment Review Board Complaint form available from the Municipal office or by clicking here to download in pdf format.
The completed complaint form must be received by the Municipal Office on or before the final date of complaint as noted on the front of the Assessment and Property Tax Notice and must be directed to:
Hand delivery: Municipality of Crowsnest Pass, Assessment & Taxation Department
8502 - 19 Avenue, Coleman, AB
Mail delivery: Municipality of Crowsnest Pass, Assessment & Taxation Department
Box 600, Blairmore, AB T0K 0E0
The written complaint must include the correct fee as detailed below:
| Assessment Range Type |
Fee Per Property |
| Properties with Residential Mill rate |
$25.00 |
| $0 to $999,999.00 |
$100.00 |
| $1,000,000 or more |
$200.00 |
Assessment appeal fees will be returned if the Local Assessment Review Board makes a decision in favour of the residential complainant.
NOTE: Assessment appeal fees are subject to change without notice. Fees will be returned if the decision is in favour of the complainant.
What if I’m unsure my assessment is accurate?
Compare with others. Is your assessment in line with neighbors who have similar properties or with properties for sale in your neighborhood?
You could check the newspaper’s real estate listings for comparisons.
Ask yourself: “If I were to sell my property today, approximately what value could I expect to receive for it?”
Are there any special features of your property that might affect the value i.e., Basement suite, pool, its size or location.
If your Market Value Assessment of your property is within ten percent of your estimated selling price, it would be considered a fair valuation. If you are still of the opinion that your assessment is not accurate, please…
- Talk to us. You may ask for assessment of three comparable properties in your neighborhood when you call. If we agree that your assessment is inaccurate, we can send you a corrected assessment.
- File a Formal Appeal. If you are still certain that this assessment is not what your property would probably sell for, you may appeal to the Assessment Review Board, indicated on the enclosed Complaint (Appeal Form). Your appeal must be received by the date indicated on your tax notice. The form details the particulars of the fee, deadlines and what steps you are to take to file a formal appeal.
If you are appealing you must still pay your taxes on or before the due date. If your appeal is successful, an adjustment will be made to your tax account.
For further information and/or Staff assistance please call 403-562-8833.
This webpage is for informaiton only and has no legislative sanction. For certainty, the Municipal Goverment Act and Regulations should be consulted.
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