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Every two years, the Province of Manitoba's Assessment Branch completes a new General Assessment, an across-the-board review of the assessed value of every piece of property land and buildings within its boundaries. You will see your property's updated assessed value on your property Assessment Notice and on your tax bill. In accordance with Provincial Legislation, municipal governments such as The City of Brandon, use the property value as the measure for calculating taxes.

Someone who lives in a large house in an expensive part of town pays more toward the operation of the City than does someone who has a more modest home. Over time, however, property values change and the larger home may begin to lose equity if the neighborhood in which it is located declines. At the same time, the value of the smaller home may be rising if the marketplace deems it to be in an increasingly desirable location.

The Province reassesses property values to ensure that you continue to pay your fair share of property taxes. So if your property value has grown at a slower rate than the average, your share of property taxes will be smaller than previously. If your property's value has increased faster than the average, you will pay a larger share than before.

Market Value is the most probable price paid for a property in a competitive and open market. It assumes that the buyer and the seller are acting prudently and knowledgeably, allowing sufficient time for the sale, and assumes that the transaction is not affected by undue pressures. The Province uses market value assessment because it is widely considered to be the fairest system of distributing the property tax burden. Assessments based on market value are easy to understand because a taxpayers relate well to the assessed or market value of their property as the estimated sale price and, b assessors and taxpayers can readily check assessments by making comparisons with recent sales and assessments of similar properties in the neighborhood.

It is the Provincial Assessor's job to estimate the market value by applying accepted appraisal practices using information from all property sales. The market determines the value of the properties sold. The provincial Assessor must determine the value of unsold properties. This is done through analysis and application of the variables reflected in the sale of similar properties. The assessors take into account all of the market conditions affecting your property.

For example, a comparison is made between the affected property and similar properties which sold during the assessment year to arrive at a market value. When establishing market value for a particular property, Provincial assessors may take into account the following in their assessment criteria: size, layout, shape, age, finish, quality, carports, garages, and condition of buildings. They relate these factors to sales of comparable properties in the same area. Other factors that may also affect market values include available services, location, views and neighborhood.

These are all the same factors a purchaser of property considers. Provincial Assessors are aware of all real estate sales within their area and analyze these sales to develop common units of comparison. For example, land may sell at a certain value per square foot or per acre.

When using this technique -- that is, comparing the selling price of properties - the assessors are always careful to consider both the differences and similarities to arrive at a fair value for the property. There are 3 fundamental approaches to a value that all private and public appraisers use to develop market value estimates: the direct comparison approach, the cost approach, and the income approach. These are the same methods for example used by private appraisers when completing appraisals for banks for mortgage financing purposes.

Assessment Notices are mailed every two years at General Reassessments.

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Any change to land or buildings such as renovations or additions will also lead to a reassessment. The Assessment Roll lists all properties in the City along with their assessed market value. Assessment Notices were mailed in for the reassessment. When reviewing an Assessment Notice as a taxpayer, you should check the following: 1.

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