City’s ‘outrageous’ proposed property value assessments strike fear in the hearts of homeowners

A Charleswood homeowner fears a proposal that would raise his home’s assessed value nearly $200,000 since 2024 will result in a massive tax hike next year.

“The increase has been not just shocking but outrageous. This is really, really high and it’s… statistically impossible that it would be worth this much. It doesn’t even remotely take into account the depreciation of the value of a house,” said Jeremy Dias.

Letters stating the city’s proposed assessed values were recently mailed out to homeowners. Once finalized, the figures will be used to help calculate 2027 property tax bills.

Dias plans to challenge the value and has disputed previous city assessments as well. In 2024, he succeeded in getting the city’s assessed value for his home revised to $400,000 from a proposed $455,000. The city proposed a value of $500,000 for the 2025 tax year and is now proposing a $593,000 value for the 2027 tax year, he said.

“We’re not seeing wage increases go up by this much.… It is quite literally going to force (some) people to decide if they want to keep a roof over their head or buy groceries,” said Dias.

Dias said he fears his challenge will prove “exhausting,” arguing the city puts too much onus on homeowners to prove why their proposed assessment is off base.

It appears many other homeowners are also experiencing sticker shock.

“The increase has been not just shocking but outrageous.”

On Facebook, real estate agent Jayesh Guliani recently offered to help equip his Ridgewood West neighbours with market information, should they wish to challenge their latest proposed property values.

Guliani said about 50 homeowners had taken him up on the offer by Tuesday afternoon, though he urges people to reach out to their own real estate agent, if possible.

“With these big numbers, people are pretty shocked at the values.” he said.

Many of the people who reached out to him for help are facing proposed assessment hikes of between 18 and 22 per cent, with one home assessment set to rise 23 per cent.

The proposed assessment value of his own home is slated to rise more than 18 per cent in just two years, which he believes doesn’t match its true value.

“I felt it wasn’t in line with market comparables… so I didn’t feel it was fair,” said Guliani.

He urged people who plan to question the city’s assessment to research sale prices and the price-per-square-foot for comparable nearby homes.

“With these big numbers, people are pretty shocked at the values.”

“You can’t go in with emotions,” he said. “You need stats and you need to have proper evidence and build a case that’s logical.”

Coun. Jeff Browaty, the city’s finance chairman, said property values can vary widely in each area of the city.

“(It) is supposed to be a reflection of what the property would’ve been worth… in the open market…. It’s not the city picking on a neighbourhood or particular type of house. It’s based on sales,” said Browaty (North Kildonan).

He urged homeowners who feel their value is too high to explore recent home sales near their address.

Winnipeggers can book telephone appointments with a city assessor to question their home’s proposed assessment value through 311 or the city’s website. Those appointments will be scheduled up to April 10.

The city will post final assessments online May 11 and mail them to property owners on June 4. Residents can formally appeal the final values, with reviews taking place from June 4-29.

The city has stressed that an increase in a property’s value does not guarantee an equivalent increase in property taxes.

“The City of Winnipeg still enjoys the lowest municipal property taxes of any major city in Canada.”

If your property increase is below the citywide average, your tax bill will likely increase at a lower rate, while those with property increases higher than the citywide average will see greater-than-average increases. It’s also too soon to calculate each individual tax bill, because any increases to the average property tax hike or frontage levy won’t be revealed until the 2027 budget.

The taxation formula itself is also complicated. To calculate municipal tax, the assessed value of a home is multiplied by a taxable portion, which the province sets. That “portioned value” is then multiplied by the sum of a mill rate divided by 1,000.

Education taxes, which are levied by school divisions but added to the city property tax bill, can spark further confusion.

Mayor Scott Gillingham recently said Winnipeggers are getting value for their tax dollars.

“The City of Winnipeg still enjoys the lowest municipal property taxes of any major city in Canada. When you take a look at what even some other cities have shown, as far as what services residents get for the corresponding value of property taxes they put in, we do better,” said Gillingham.

— With files from Tyler Searle

joyanne.pursaga@freepress.mb.ca

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