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If you received a proposed Winnipeg property value assessment in the mail at the end of January and felt a moment of concern, you’re not alone. Many homeowners are seeing noticeable increases, and the first assumption is usually the same: my property taxes are about to skyrocket.
That isn’t necessarily the case.
A higher proposed assessment does not automatically mean a dramatic tax increase. To understand what’s really going on—and whether there’s anything you should do about it—it helps to know how property assessments work in Winnipeg, how taxes are calculated, and when a value is actually worth questioning.
What a Winnipeg Property Assessment Really Is
A Winnipeg property assessment is not your tax bill. It’s the City’s estimate of your home’s market value as of a specific valuation date. For the current cycle, that valuation date is April 1, 2025.
The notices mailed at the end of January reflect proposed assessed values, not final ones.
Assessments are produced using mass appraisal methods. No one visits your home to inspect your renovations or evaluate your design choices. Instead, assessors rely on sales data, standardized property information, and market trends to estimate what your property likely would have sold for as of the valuation date.
That approach works reasonably well across the city, but it isn’t precise at the individual property level—which is why homeowners are given an opportunity to review and question the proposed value.
How Property Taxes Are Calculated in Winnipeg
This is where confusion usually starts.
Each year, the City of Winnipeg sets its operating budget. That total amount is then divided across the assessed value of all properties in the city to determine the mill rate.
The mill rate represents how much tax is charged per $1,000 of assessed property value. Once the mill rate is set, your property taxes are calculated by applying that rate to your assessed value.
Here’s the important part: when assessed values rise across the city, mill rates can change. If assessments increase broadly and municipal spending stays relatively stable, mill rates may decrease to offset some of that increase. If spending rises, mill rates may stay the same—or increase.
That’s why a higher assessment doesn’t automatically result in a proportionate tax increase. Property taxes are based on your share of the total tax base, not just the number on your assessment notice.
Why So Many Proposed Winnipeg Assessments Increased
The short answer is simple: the market moved.
Home values increased during the assessment period, particularly for entry-level and mid-range homes. Some neighbourhoods also experienced long-overdue catch-up after years of relatively flat values. When those sales are fed into the assessment model, values rise—sometimes sharply.
An increase of 20–30% doesn’t automatically mean your proposed assessment is wrong. In many cases, it reflects real market activity. But mass appraisal relies on averages, and that’s where problems can arise.
How to Tell If Your Proposed Assessment Is Reasonable
A reasonable assessment should be supported by actual sales of similar properties around the valuation date. That means comparable homes with similar size, age, condition, and location.
Issues arise when properties are compared to better ones—renovated homes grouped with original-condition homes, finished basements assumed where none exist, or features like garages or extra bathrooms appearing on paper but not in reality. Even differences in lot size or location can be overlooked.
Factual errors also matter. Incorrect square footage, the wrong number of bathrooms, or an overstated condition rating can all push a proposed value higher than it should be.
Speaking With Winnipeg Assessment Staff: What to Know
For the 2026 assessment cycle, homeowners have the opportunity to discuss their proposed property value with City of Winnipeg assessment staff between January 26 and April 10, 2026.
Homeowners can book a telephone appointment by visiting winnipeg.ca/discussmyassessment or by calling 311.
This conversation is an important step, and preparation matters. To make it productive, homeowners should be ready to:
discuss the property’s current condition and features
provide any appraisals or estimates of value prepared by a Realtor or property assessor
share repair estimates or invoices for major repairs (not routine maintenance)
present sales of similar properties that sold on or within 6–12 months prior to April 1, 2025, including the address, sale price, and sale date
In many cases, this discussion alone resolves questions or results in adjustments.
When Final Assessment Values Are Released
Final property assessment values will be available for viewing on the City of Winnipeg Property Assessment website on May 11, 2026, and assessment notices will be mailed to homeowners on June 4, 2026.
If, after reviewing the final assessed value, a homeowner still disagrees with the assessment, the next step is to file a formal Application for Revision with the City of Winnipeg’s Board of Revision, before the deadline listed on the notice.
Formal appeals require preparation, evidence, and patience. Appeals are not heard quickly, and backlogs are common.
Can Appealing Make Your Assessment Worse?
It’s possible, but uncommon.
There are no guarantees when filing an appeal, and there is some risk involved. An assessment could increase if the Board determines the original value was too low, or if the assessor files a cross-appeal to correct an undervaluation. That said, most appeals do not result in higher assessments.
The Most Common Appeal Mistake
The biggest mistake homeowners make is arguing emotionally instead of analytically.
A strong appeal explains why the assessed value exceeds market value, supported by comparable sales and accurate property information. A weak appeal focuses on fairness, frustration, or what someone else pays in taxes.
Only one of those approaches works.
Need Help Evaluating Your Property Assessment?
If you’re unsure whether your proposed assessment is reasonable—or you need help pulling relevant comparable sales to support a discussion or appeal—I can help.
I work with Winnipeg homeowners every day and can provide clear, realistic insight into whether an assessment makes sense and what evidence actually carries weight.
No pressure, no obligation—just straightforward advice so you can decide what’s worth pursuing and what isn’t.
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