2015
BASE YEAR
Cost Market Report
Saskatchewan Provincial Parks
Assessment Services Division
Revised November 30, 2017
Updated with Appeal Decisions July 18, 2018
Updated with Appeal Decisions November 21, 2019
Table of Contents Introduction ..................................................................................................................................... 3
Procedures Used.............................................................................................................................. 4
Sales Verification ........................................................................................................................ 4
Summary of Land Sales .............................................................................................................. 5
Summary of Improved Sales ....................................................................................................... 6
Improved Sale Values by Location ............................................................................................. 6
Change in Park Land Values - revised ..................................................................................... 7
Determining Base Land Rates ........................................................................................................ 7
Lakefront rate .............................................................................................................................. 8
Back row Rate ............................................................................................................................. 9
Battlefords PP ............................................................................................................................... 13
Cypress Hills PP - Revised ........................................................................................................... 16
Duck Mountain PP –Revised ........................................................................................................ 19
Good Spirit PP .............................................................................................................................. 23
Greenwater PP - Revised .............................................................................................................. 25
Lac La Ronge PP – Revised.......................................................................................................... 29
Lovering Lake Recreation Site ..................................................................................................... 32
Meadow Lake PP .......................................................................................................................... 36
Moose Mountain PP ...................................................................................................................... 42
Narrow Hills PP ............................................................................................................................ 50
Pike Lake PP ................................................................................................................................. 55
Sask Landing PP - Revised ........................................................................................................... 61
3 | P a g e
Introduction
This analysis will update provincial park land values to a base date of January 1, 2015. Leased
sale transactions provided to SAMA were scrutinized and verified in order to determine a list of
vacant land sales or demolition sales that could be used to determine new land rates.
The previous analysis had 15 vacant land indicators and 190 improved lease transfers. This
valuation is conducted using 30 vacant land transfers and 148 improved lease transfers.
There were two approaches used:
1) Sales Comparison Method- Used where there are sufficient vacant land sales to determine a
base land rate. This was supplemented by the use of Demolition Sales where the demolition or
removal of all improvements caused the land to become vacant and used as an alternative to
vacant land sales.
2) Comparable Neighborhood Method- In cases where there are no vacant land sales, or too few
to derive a market land rate the comparable neighbourhood method is used. These comparable
rates may be from subdivisions adjacent to the provincial park or from another provincial park in
the province.
The comparable neighbourhood method is referenced in the SAMA 2015 Cost Guide (section
2.2, page 1) for situations where there are insufficient land sales in the neighbourhood to
determine a reliable base land rate.
4 | P a g e
Procedures Used
Sales Verification
A list of all land transactions was received for each provincial park, identifying the purchaser and
vendor, subdivision, lot and block. The sales were screened to remove all family transfers or
cases where the purchaser and vendor were related parties. An attempt was made to contact
either the purchaser or vendor for each transfer. In some cases, a phone number or email address
was included in the information provided from the ministry. In other cases, we attempted to find
a phone number, however this is difficult having no idea where the owner’s permanent residence
is located. The park managers were contacted to help us confirm the sales that were transfers of
vacant land only or where the existing structures were demolished immediately after purchase.
Demolition sales were adjusted for the costs involved with the removal of the structure and
clean up of the site. In cases where the purchasers provided us these values, and they
seemed reasonable we used the values. We also had cases where purchasers would tell us
they did the work themselves, so it didn't cost anything or they don't remember the costs. In
these cases, we made an adjustment based on the provincial median.
Provincial Park TAXMAP Date Sale Price Demo Cost
Moose Mountain AC-505004350 July 14, 2014 69,000 5,000
Moose Mountain CH-505003000 Aug.9,2013 50,000 3,500
Greenwater GR-505001250 Dec. 10, 2014 315,500 7,500
Greenwater GR-505004100 Oct. 7, 2011 140,000 6,000
Greenwater GR-505052400 Aug. 17, 2011 285,000 15,000
median 6,000.00 While these transfers are lease transfers and not titled lots, they can be transferred or sold as any
titled lot. SAMA has other jurisdictions where lease sales are used to determine land values and
jurisdictions where titled lot sales are used as comparables for the leased lots in the absence of
sales. There is very little to no evidence to suggest there should be an adjustment made for lots
being leased versus owned.
5 | P a g e
Summary of Land Sales
Provincial Park Subdivision Location Size Adj_Sale Price Unit_price
Cypress Hills Ben Vannoch Lakefront-obs 10500 206500 19.67
Duck Mountain Benito Lakefront 9415 270000 28.68
Duck Mountain Jubilee Backrow 6270 136500 21.77
Greenwater Lake Greenwater Backrow 6600 131500 19.92
Greenwater Lake Greenwater Backrow 8712 146000 16.76
Greenwater Lake Greenwater Lakefront 9000 323000 35.89
Meadow Lake Kimball Backrow 10263 216500 21.09
Moose Mountain Acoose Backrow 7350 42000 5.71
Moose Mountain Acoose Backrow 8400 74000 8.81
Moose Mountain Beaver Backrow 7371 100000 13.57
Moose Mountain Beaver Backrow 6993 45500 6.51
Moose Mountain Beaver Backrow 6930 58000 8.37
Moose Mountain Chechisip Backrow 7800 90000 11.54
Moose Mountain Chechisip Backrow 8450 61500 7.28
Moose Mountain Chechisip Backrow 6750 53500 7.93
Moose Mountain Chechisip Backrow 7800 30000 3.85
Moose Mountain Chechisip Backrow 8258 50000 6.05
Moose Mountain Horse Shoe Bay S of Kenosee Dr 7500 90000 12
Moose Mountain Sandy Bay S of Kenosee Dr 7395 100000 13.52
Moose Mountain Sunny Bank S of Kenosee Dr 11250 230000 20.44
Moose Mountain Sunny Bank S of Kenosee Dr 11250 150000 13.33
Pike Lake Lakeside Backrow 7200 44500 6.18
Pike Lake Lakeside Lakefront 10643 156500 14.7
Pike Lake Lakeside Lakefront 10890 100000 9.18
Pike Lake Lakeside Lakefront 10423 170250 16.33
Pike Lake Lakeside Lakefront 5919 160000 27.03
Pike Lake Lakeside Lakefront 8083 160000 19.8
Pike Lake Moose Woods Lakefront 4895 150000 30.64
Saskatchewan Landing Omache Bay Backrow 10193 95000 9.32
6 | P a g e
Summary of Improved Sales
Provincial Park Count Median Sale Price Count Median Sale Price
Cypress Hills 21 165000 6 215000
Duck Mountain 17 165000 10 275000
Good Spirit Lake 9 110000 18 140000
Greenwater Lake 13 175000 11 280000
Meadow Lake 9 145000 19 275000
Moose Mountain 65 50000 56 122500
Narrow Hills 5 182000 5 120000
Pike Lake 17 120000 16 220000
Saskatchewan Landing 4 393750 5 535000
The Battlefords 1 161000 2 299250
Lovering Lake 3 55000 0
Lac La Ronge 27 110000 19 166000
2010 2015
Improved Sale Values by Location
Provincial Park Location # of sales Median Sale Price
Cypress Hills Lakefront 2 250000
Backrow 4 215000
Duck Mountain Lakefront 1 260000
Lakefront_PR 1 275000
Backrow 8 281250
Good Spirit Lakefront 4 226000
Backrow 14 126500
Greenwater Lakefront_PR 3 360000
Backrow 8 260000
Lac La Ronge Island 19 166000
Meadow Lake Lakefront 10 420000
Lakefront-obs 1 275000
Lakefront - Road & PR 1 200000
Backrow 6 233500
Backrow-traffic 1 180000
Moose Mountain S of Kenosee Dr 12 218000
S of Kenosee Dr - Traffic 1 90000
Backrow 43 91500
Narrow Hills Lakefront 2 137500
Backrow 3 120000
Pike Lake Lakefront 16 220000
Saskatchewan Landing Lakeview 2 578000
Backrow 3 235000
The Battlefords Lakefront 2 299250
7 | P a g e
Change in Park Land Values - revised
PARK Count FLV_2011 FLV_2015 Change Appeal_2015 Change
Cypress 203 30,435,700$ 41,599,300$ 1.37 26,469,000$ 0.87
Duck Mountain 325 34,898,000$ 67,402,200$ 1.93 55,141,800$ 1.58
Good Spirit 153 6,429,300$ 9,526,600$ 1.48 9,526,600$ 1.48
Greenwater 198 20,327,300$ 39,841,900$ 1.96 34,065,700$ 1.68
Lac La Ronge 253 6,274,500$ 11,988,600$ 1.91 784,300$ 0.12
Lovering 17 208,300$ 593,200$ 2.85 593,200$ 2.85
Meadow Lake 238 28,498,300$ 41,915,400$ 1.47 41,915,400$ 1.47
Moose Mountain 450 15,565,000$ 33,428,800$ 2.15 33,422,600$ 2.15
Narrow Hills 95 5,369,000$ 10,284,500$ 1.92 9,089,500$ 1.69
Pike Lake 138 16,628,700$ 20,984,300$ 1.26 20,984,300$ 1.26
Sask Landing 50 6,982,100$ 7,724,200$ 1.11 5,745,700$ 0.82
The Battlefords 42 3,144,000$ 3,837,500$ 1.22 3,837,500$ 1.22
Totals 2162 174,760,200$ 289,126,500$ 1.65 241,575,600$ 1.38
*this chart does not include the values of two new lots added in Cypress Hills in 2019.
Determining Base Land Rates
In provincial parks where there is enough sales evidence the sales comparison method is used to
determine the base land rate, standard size and land size multiplier curve (LSM). The sales are
stratified into groups based on their location - in this case proximity to lake (lakefront/back row),
subdivision etc.
Base Land Rate:
Each sale has a calculated price per square foot. Sales are plotted on a chart to determine at
which point the rate per square foot begins to decrease. The median rate per square foot of all
the sales up to this point is used as the base land rate.
Standard Size:
Determined from the sales, the point at which the price paid for additional units of size begins to
decrease
LSM:
The purpose for this is to measure what effect size has on the value of a parcel of land. After
identifying the point at which the values start to decrease as the size of the lot increases; we
need to determine the rate at which it decreases. The graph contains a logarithm that reduces
the value of the parcel to match the decreasing value of the lot as the size increases. LSM's
differ based on the fact we are matching what the market is indicating.
8 | P a g e
In many of the parks there were not enough sales to develop individual rates, therefore they were
combined to determine one main lakefront rate and one back row rate.
Lakefront rate
The lakefront rate is based on two sales at Greenwater Lake provincial park, where the lot and
cabin were purchased and the cabin demolished in order to rebuild a new cabin. Demolition
costs were provided by the purchasers. A third sale from Duck Mountain was identified as being
purchased with the intent to demolish the cabin. The purchaser confirmed the price paid would
have been higher if the cabin had been removed as it will cost a minimum of $10,000 to haul to
dump and clean up lot.
The lakefront rate derived from these three sales is $35.89/sq ft, with a standard size of 9,000 sq
ft and a non-adjusted curve of 185%. The non-adjusted curve results in lots smaller than the
standard size getting a higher rate per square foot, as identified in the sales sample.
The smaller sale has a location code of Lakefront- public reserve yet it had a higher selling price
per square foot than the sale coded Lakefront. This one sale of Lakefront-public reserve was not
enough evidence to remove the 15% adjustment they have historically been receiving. The
$35.89 rate developed will be applied to all lakefront and the reduced rate of $30.51 will be
applied to all lakefront-public reserve lots.
This rate is being applied to the following provincial parks: Cypress, Duck Mountain,
Greenwater and Saskatchewan Landing.
Appeal change 2018:
One of these sales was identified as not being a useable vacant land sale. SAMA appealed the
lots that use this rate to the Provincial Park Assessment Review Committee. The Committee
determined the rate should be $28.41 per sq. ft., standard size 9,000 sq. ft., with a 200% LSM
curve. This rate is no longer applied in Cypress Hills, they had a new rate developed from land
residual sales.
9 | P a g e
Back row Rate
The back row rate is derived from sales in 4 different provincial parks. Again these sales are
demolition sales, one was quoted from the purchaser as $6,000 and the median demolition cost
of $6,000 was applied to the others. The 5 sales range in size from 6,270 sq. ft. to 10,500 sq. ft.
with very little variance in the unit prices. The median value of $19.85/sq. ft. will be applied to
the standard size of 10,500 sq. ft. with the historical 180% LSM curve.
The Cypress Hills sale is coded as Lakefront-obs; however, it fits in with these back row sales in
this sales pool.
This rate is developed from sales in and will be applied to the following provincial parks:
Cypress Hills, Duck Mountain, Greenwater Lake and Meadow Lake.
In the provincial parks not mentioned in the two scenarios above there were either enough sales
to develop a separate rate or the trend was different than these curves and a different comparable
used.
Appeal change 2018:
This rate is no longer applied as the Cypress Lakefront or Lakefront-obs rate.
Appeal change 2019:
A new backrow rate for Cypress Hills was determined through Lakefront to Backrow ratio from
other provincial parks.
10 | P a g e
Summary of Rates - Revised
Prov Park
Location
Sales
Count
Comp.
Unit
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
The
Battlefords
PP
LF 0 Aquadeo/
468 resorts 8,712 180% $20.66 6,000
170%,
Adj $24.17
The
Battlefords
PP
BR 0 Aquadeo/
468 resorts 9,111 120% $10.43 6,000
166%,
Adj $16.65
Cypress
Hills PP
LF/
LF-obs 0 8,712 180% $20.66 $18.41
Cypress
Hills PP BR 1 8,712 180% $17.56 $13.17
Duck
Mountain
PP
LF 1 8,712 180% $20.66 9,000 200%
ADJ $28.41
Duck
Mountain
PP
LF-Road
& PR 0 8,712 180% $17.56 9,000
200%
ADJ $24.15*
Duck
Mountain
PP
BR 1 9,111 120% $10.43 10,500 180%
ADJ $19.85 1.00 6.8%
Good
Spirit PP LF 0
274CA-
Canora
Beach
VL sales
9,580 180% $9.79 6,914 150%
ADJ $14.08 1.00
Good
Spirit PP BR 0
274CA-
Canora
Beach
Backrow
7,200 180% $4.55 7,405 180%
ADJ $7.02 1.00
Greenwater
PP LF 1 8,712 180% $20.66 9,000
200%
ADJ
$28.41
Greenwater
PP LF-PR 1 8,712 180% $17.56 9,000
200%
ADJ
$24.15*
Greenwater
PP BR 2 9,111 120% $10.43 10,500
180%
ADJ $19.85 1.00 6.8%
11 | P a g e
Lac La
Ronge PP
Island
Rate 0 7,200 180% $3.18
$3,100
Plot
Value
Lac La
Ronge PP
Remote
Leases 0 7,200 180% $2.38
$3,100
Plot
Value
Lovering
Lake PP LF 0
104GA -
Gaumond
Bay/
074TP -
Thompson
Lake
7,381 180% $2.38 8,000 180%,
ADJ $6.77
Meadow
Lake PP LF 0
Greig
Lake/
588GR
8,712 180% $20.66 9,000 196%
ADJ $27.62
Meadow
Lake PP
LF
Block 3
Jeannette
0
Greig
Lake/
588GR
8,712 180% $18.594 9,000 196%
ADJ $24.86
Meadow
Lake PP LF-PR 0
Greig
Lake/
588GR
8,712 180% $17.56 9,000 196%
ADJ $23.48
Meadow
Lake PP BR 1 9,111 120% $10.43 10,500
180%
ADJ $19.85 1.00 6.8%
Meadow
Lake PP BR-traffic 0 9,111 120% $8.87 10,500
180%
ADJ $16.87*
Moose
Mountain
PP
South of
Kenosee
Dr
4 7,500 130% $9.16 11,250 130%
ADJ $13.43 1.00 11.9%
Moose
Mountain
PP
Traffic
Adj 0 7,500 130% $7.79 11,250
130%,
Adj $11.41*
Moose
Mountain
PP
South of
Kenosee
Dr-
Sunnybank
block 4 &
5
0 7,500 130% $9.16 7,800 190%
ADJ $7.93
Moose
Mountain
PP
Back row 10 7,381 100% $1.95 7,800 190%
ADJ $7.93 0.99 28.5%
12 | P a g e
Narrow
Hills PP LF 0
East Trout/
Little Bear 8,712 180% $20.66** 6,750
180%
ADJ
$23.85**
Applied
as plot
value
$159,100
1.00
Narrow
Hills PP LF-road 0
East Trout/
Little Bear 8,712 180% $17.56** 6,750
180%
ADJ
$23.85**
Applied
as plot
value
$159,100
1.00
Narrow
Hills PP BR 0
East Trout/
Little Bear 9,111 120% $10.43** 7,290
180%
ADJ
$13.25**
Applied
as plot
value
$78,600
1.00
Pike Lake
PP LF 6 7,713 115% $14.57 5,407
195%,
non-adj $28.84 1.01 12.5%
Pike Lake
PP BR *** 7,713 115% $7.29 5,407
195%,
non-adj $14.42
Pike Lake
PP BR-remote 1****
345
(120) 7,713 115% $7.29 5,005
176%,
non-adj $7.22
Sask
Landing
PP
LF 0 8,712 180% $20.66 9,000 200%
ADJ $19.89
Sask
Landing
PP
BR 1**** Mistusinne 8,777 140% $13.32 7,800 180%
ADJ $11.41
*15% traffic/topography/obsl/public reserve adjustment carried over from previous analysis, applied where there
was no proof to remove the adjustment.
**Previous market report indicates this rate, however assessment list from parks shows lakefront lots at $82,600 and
back row lots at $41,300 - plot value. These values were the result of an appeal decision, applied $20.66 and $10.43
as a plot value at 4000 sq ft.
***50% ratio applied as in previous analysis
****comparable land rate used, cannot use one sale to determine a market value.
13 | P a g e
Battlefords PP
Summary of Land Rate changes
NBHD
Sales
Count
Comp. Unit
(identify units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Lakefront Aquadeo/468
resorts 8,712 180% $20.66
6,000
170%,
Adj $24.17 1.00 13.9%
Back row Aquadeo/468
resorts 9,111 120% $10.43
6,000
166%,
Adj $16.65 1.00 11.4%
Comparable
There were no qualified vacant land sales in The Battlefords Provincial Park. The previous
analysis used the comparable neighbourhood method and applied the same rates that were
applied to Duck Mountain, Meadow Lake, Cypress Hills and Greenwater parks. There are two
lakefront improved sales at The Battlefords provincial park that indicate the lakefront rate
developed from sales at these parks will have lots valued higher or near the value of the lot with
a cabin.
The Delorme subdivision in The Battlefords provincial park consists of a row of lakefront lots
with 8 lots further set back but unobstructed views of the lake. The more reasonable comparable
would be the rates developed for the resort areas nearby; Aquadeo, Cochin, Metinota, Meota and
468 resorts. These municipalities have a lakefront rate and a secondary lakefront for lots with
large reserve between the front row lot and the lake. The lots in the "secondary lakefront"
analysis are very comparable to the 8 lots that were deemed back row.
14 | P a g e
Map of Subdivision
15 | P a g e
Assessment Changes
Lakefront
Back row
Most of the lakefront lots range in size from 2,114 sq ft to 4,992, with two lots at 6,724 sq ft.
The 8 back row lots vary from 5,907 sq ft to 6,787 sq ft.
The lakefront lots will see an increase of 16.99% on lots up to 6,000 sq ft and the two lots at
6,724 sq ft will increase by 8%. The back row lots will increase by 47-59%. Some of these lots
will be valued higher than lakefront lots due to the size differences. A 6,724 sq ft lot would be
valued at $150,062 on the lakefront and $103,845 in the back row.
16 | P a g e
Cypress Hills PP - Revised
Summary of Land Rate changes
NBHD
Sales
Count
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Lakefront-obs
8,712 180% $20.66
$18.41
Back row 7 8,712 180% $17.56 $13.17
Analysis
The previous analysis had combined the lakefront-obs and back row rates, based on the selling
price of the back row sale at that time. There was one sale in Cypress Hills, a lakefront-obs
property that fit in with the back row sales in the grouped provincial park sales pool. Properties
are deemed lakefront-obs are lots 1-22 in Ben Vannoch subdivision due to proximity to the lake
and leases with water issues. Lots 10, 12-18, 28, 31 and 38 in Ben Nevis receive the lakefront-
obs rate due to flooding and/or steepness.
Appeal change 2018:
SAMA’s appeal of the lakefront rate and a group appeal from Cypress lakefront and lakefront-
obs leaseholders resulted in a change. All lakefront lots have been categorized as lakefront-
obsolescence. The Committee determined the lakefront-obs rate based on improved sales setting
the upper limit for values.
Appeal change 2019:
A group appeal from backrow lot owners was filed because the 2018 appeal decision resulted in
lower lakefront values than backrow values. Due to lack of sales evidence a lakefront to
backrow ratio from other provincial parks was used to determine the new backrow rate.
17 | P a g e
Map of Sale/ Subdivision
lot 11, sale 2014
VA-505000550
$206,500, $19.67/sf
18 | P a g e
Assessment Changes
Lakefront-obsl
Back row
19 | P a g e
Duck Mountain PP –Revised
Summary of Land Rate changes
NBHD
Sales
Count
Comp
Unit
(identify
units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Lakefront
3 8,712 180% $20.66
9,000
200%
ADJ $28.41
Lakefront-
Road & PR 8,712 180% $17.56
9,000
200%
ADJ $24.15*
Back row 7 9,111 120% $10.43
10,500 180%
ADJ $19.85 1.00 6.8%
*15% reduction based on previous analysis
Analysis
There is one vacant lakefront sale in Duck Mountain, Benito Subdivision. This sale was
combined with the two lakefront sales from Greenwater Provincial Park. The lots in Duck
Mountain that are identified as lakefront - road & PR are different than the two lots that sold in
Greenwater, whereas the road is the main access to the property. The 15% reduction to the
lakefront rate will remain as there is no sales evidence in Duck Mountain to remove it.
There is one vacant land backrow sale in Duck Mountain. This sale was combined with back
row sales from Greenwater Provincial Park, Good Spirit Lake Provincial Park, Saskatchewan
Landing Provincial Park and Meadow Lake Provincial Park to determine one backrow rate.
Appeal change 2018:
One of the lakefront sales was identified as not being a useable vacant land sale. SAMA
appealed the lots that use this rate to the Provincial Park Assessment Review Committee. The
Committee determined the rate should be $28.41 per sq. ft., standard size 9,000 sq. ft., with a
200% LSM curve.
The lakefront-obs/road & PR rate at a 15% reduction is calculated to be $24.15 per sq. ft. with
the same standard size and curve.
20 | P a g e
LakefrontSale
BackrowSale
Lot 3, 2013 sale JU-505002100 $136,500 - $21.77/sf
Lot 7, 2014 sale BEN-505001200 $270,000 - $28.68/sf
21 | P a g e
Assessment Changes
Lakefront
Lakefront - road & PR
22 | P a g e
Back Row
23 | P a g e
Good Spirit PP
Summary of Land Rate changes
NBHD
Sales
Count
Comp.
Unit
(identify
units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Lakefront
274CA-
Canora
Beach
VL sales
9,580 180%
ADJ $9.79
6,914 150%
ADJ $14.08
Back row
274CA-
Canora
Beach
Backrow
7,200 180%
ADJ $4.55
7,405 180%
ADJ $7.02
Analysis
The values at Good Spirit Provincial Park are derived using the comparable neighbourhood
method since there were no qualified vacant land sales. There are private resorts on this lake, the
most comparable being Canora Beach. This is the same comparable as used in the past.
Assessment Changes
Lakefront
24 | P a g e
Back row
25 | P a g e
Greenwater PP - Revised
Summary of Land Rate changes
NBHD
Sales
Count
Comp.
Unit
(identify
units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Lakefront 2 8,712 180% $20.66
9,000
200%
ADJ
$28.41 1.00 7.1%
Lakefront-
PR
Greenwater -
having a
road in front
Uskatik
blocks 5, 7, 9
1 8,712 180% $17.56
9,000
200%
ADJ
$24.15* 1.00 7.1%
Back row 5 9,111 120% $10.43 10,500 195% $19.85 1.00 6.8%
Analysis
There are 4 vacant land sales in Greenwater provincial park; 1 lakefront, 1 lakefront-public
reserve and 2 back row.
The lakefront sale has a calculated sale price per square foot of $35.89 and the lakefront - public
reserve sale has a rate of $57.58 per square foot. These two properties were physically
inspected, both have public reserve with a road allowance between the lot and the lake. The lot
in the Greenwater subdivision has more of a view of the lake but the road allowance appears to
be used as a walking and bike path. The lot in the Uskatik subdivision has a heavily treed public
reserve area with a path through the bush for lake access. The lake is visible from the road on
the high point of the lot but there is a decline toward the lake. These two sales were combined
with one sale from Duck Mountain to determine the lakefront rate that will be applied to other
provincial parks - Meadow Lake, Cypress, Good Spirit, and Saskatchewan Landing.
Although the lakefront-public reserve sale did indicate a higher rate per square foot, the 15%
reduced rate of $30.51 will continue to be applied in the Uskatik subdivision for blocks 5, 7 and
9.
The 2 back row sales were combined with the back row sales from other provincial parks.
Appeal change 2018:
One of the lakefront sales was identified as not being a useable vacant land sale. SAMA
appealed the lots that use this rate to the Provincial Park Assessment Review Committee. The
Committee determined the rate should be $28.41 per sq. ft., standard size 9,000 sq. ft., with a
200% LSM curve.
26 | P a g e
The lakefront-obs/road & PR rate at a 15% reduction is calculated to be $24.15 per sq. ft. with
the same standard size and curve.
Map of Sales
Uskatik Subdivision
lot 6 sale - 2011
GR-505052400
$300,000 - $57.58/sf
27 | P a g e
Greenwater Subdivision
Assessment Changes
Lakefront
lot 10 sale - 2014
GR-505001250
$323,000 - $35.89/sf
lot 15 sale - 2011
GR-505002900
$125,000 - $18.94/sf lot 9 sale - 2014
GR-505004100
$146,000 - $16.76/sf
28 | P a g e
Lakefront - PR
Back row
29 | P a g e
Lac La Ronge PP – Revised
Summary of Land Rate changes
NBHD
Sales
Count
Comp.
Unit
(identify
units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Island 0 Napatak 7,200 180% $3.18 $3,100
Island-obs 0 Napatak 7,200 180% $2.38 $3,100
Comparable
There were no qualified vacant land transactions in Lac La Ronge PP. The previous analysis
used Good Spirit Provincial Park as a comparable. The market values of these leases are likely
more comparable to a northern area municipality. The closest comparables would be Wadin
Bay, Missinipe and Nemebein Lake, with Napatak being further away, south of La Ronge.
Using the land rate from the closest comparables would value the leased island lots of 11,250 sq.
ft. at $97,900.
The leases at Lac La Ronge provincial park are unique compared to the other provincial parks.
The leases are not located in sub-divisions and not accessible by road, meaning access is limited
in types of transportation and when the seasons and weather permit. These attributes would
deem them less marketable that Wadin Bay. Based on this analysis the lower lakefront rate from
Napatak will be used as a comparable, with the continued use of the 25% reduction for the
remote leases on the far east side of the lake.
Appeal Change 2018:
These properties were changed on appeal to a plot value of $3,100 based on titled lots within the
park that SAMA had assessed at that value.
30 | P a g e
Map of Area
31 | P a g e
Assessment Changes
Island
32 | P a g e
Island-OBS
Lovering Lake Recreation Site
Summary of Land Rate changes
NBHD
Sales
Count
Comp.
Unit
(identify
units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Lakefront 0
104GA -
Gaumond
Bay/
074TP -
Thompson
Lake
7,381 180% $2.38
8,000 180%,
ADJ $6.77
Comparable
There were no qualified vacant land transactions in Lovering Lake Recreation Site and no sales
of cottages either. Lovering Lake is a recreation site with only one row of lakefront lots with 17
cottages. The land rates being applied to Lovering Lake will be taken from the comparable
neighbourhood of Gaumond Bay/Thomson Lake Regional Park. This determination was made
based on the similarities in regards to the layout of the lots being mostly lakefront, located on a
small lake, less amenities than the other provincial parks and proximity to larger centers.
33 | P a g e
Lovering Lake Satellite Imagery
34 | P a g e
Lovering Lake Location
Location of comparable
35 | P a g e
Assessment Changes
Lakefront
36 | P a g e
Meadow Lake PP
Summary of Land Rate changes
NBHD
Sales
Count
Comp.
Unit
(identify
units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Lakefront
Greig/
588GR
8,712 180% $20.66
9,000 196%
ADJ $27.62
Lakefront
- block 3
Jeannette
Greig/
588GR 8,712 180% $18.594*
9,000 196%
ADJ $24.86
Lakefront-
obs/topo/
road & PR
Greig/
588GR 8,712 180% $17.56
9,000 196%
ADJ $23.48
Back row 7 9,111 120% $10.43
10,500 180%
ADJ $19.85 1.00 6.8%
Back row-
Traffic 0 9,111 120% $8.87 10,500
180%
ADJ $16.87**
*this rate is not documented in previous market report but is applied for assessment values. Appears to be 10%
reduction to lakefront.
**15% reduction for traffic carried over from previous analysis
Analysis
There is only one back row sale that was a demolition sale. This sale is indicating a rate of
$21.05/sf. This sale was combined with other provincial park back row sales.
All other sales were improved, park manager stated they have very few properties that are vacant
lots.
A comparison was done using the provincial lakefront rates versus the rates developed for Greig
Lake and surrounding resort hamlets, not in the provincial park cottaging system. There are
leased lots adjacent to titled lots in some subdivisions and the provincial park lakefront rate
would have created an inequity assessing the leased lots higher.
37 | P a g e
The rates developed by SAMA for Greig Lake, 588GR (Greig North resort) and 622LL
(Lauman's Landing) will be applied to the lakefront lots in the Meadow Lake provincial park and
the backlots will get the provincial rate where the one sale was used.
The lakefront rate of $27.62 sq ft will be applied to all properties with the lakefront location. A
10% reduction will continue to be applied to block 3 in the Jeanette subdivision. This is an
appeal decision that reduces the rate to $24.86/sq ft. The 15% reduction for obsolescense,
topography, road and public reserve reduces the rate to $23.48/ sq ft.
38 | P a g e
Greig North - provincial park
subdivision
Greig South - provincial park
subdivision
Greig Lake - SAMA
jurisdiction
39 | P a g e
Map of Sales
Assessment Changes
Lakefront
Lot 16 - 2011 sale
KI-505000800
$216,000, $21.09/sf
40 | P a g e
Lakefront - road & PR, obsl, topo
Lakefront - block 3 Jeanette subdivision
41 | P a g e
Back row
Back row - Traffic
42 | P a g e
Moose Mountain PP
Summary of Land Rate changes
NBHD
Sales
Count
Comp.
Unit
(identify
units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Past
Overall
COD
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
South of
Kenosee
Dr.
4 7,500 130%
ADJ $9.16
11,250 130%
Adj $13.43 1.00 11.9%
South of
Kenosse
Dr -
Traffic Adj
7,500 130%
ADJ $7.79
11,250 130%,
Adj $11.41*
South of
Kenosee
Dr
Sunnybank
Block 4
and 5
7,500 130%
ADJ $9.16
7,800 170%,
Adj $7.93
Back Row 10 7,381 100% $1.95
7,800
170%,
Adj
$7.93 1.00 28.1%
*15% adjustment based on previous analysis
Analysis
There were 14 vacant land sales in the Moose Mountain Provincial Park; 4 were in the South of
Kenosee Dr. land grouping and 10 were back row sales.
The sales South of Kenossee Drive developed a rate of $13.43 per sq ft, with a 11,250 sq ft
standard size and 130% adjusted LSM curve.
43 | P a g e
The 10 back row sales combined derive a rate of $7.93 per sq ft, with 7,800 sq ft standard size
and a 170% LSM curve.
44 | P a g e
Mapping of Sales
Location - S of Kenosee Dr
Horseshoe Bay
Sandy Bay
Lot 23 sale - 2011
SA-505001150
$100,000- $13.52/sf
Lot 6 sale - 2014
HO-505002550
$90,000- $12.00/sf
45 | P a g e
Sunny Bank
Location - Backrow
Acoose
Lot 23 sale - 2012
SU-505001200
$150,000- $13.33/sf
Lot 23 sale - 2013
SU-505001200
$230,000- $20.44/sf
Lot 3 sale - 2011
AC-505004000
$42,000 $5.71/sf
Lot 10 sale - 2014
AC-505004350
$74,000 $8.81/sf
46 | P a g e
Beaver
Chechisip
Lot 27 sale - 2011
BE-505003250
$58,000 $8.37/sf
Lot 6 sale - 2012
CH-505001200
$61,500- $7.28/sf
Lot 6 sale - 2013
CH-505001600
$50,000- $6.05/sf
Lot 18 sale - 2013
CH-505002200
$90,000- $11.54/sf
Lot 8 sale - 2013
CH-505003000
$53,500- $7.93/sf
Lot 17 sale - 2011
CH-505004850
$30,000- $3.85/sf
Lot 17 sale - 2013
BE-505002700
$100,000 $13.57/sf
Lot 8 sale - 2012
BE-505002200
$45,500 $6.51/sf
47 | P a g e
Assessment Changes
South of Kenossee Dr.
The same curve for the past values and new values results in fairly stable rates of change. The
largest amount of change results once a lot is larger than 11,250 sq ft, impacting less than 10
properties.
South of Kenosee Dr - Traffic Adjustment
48 | P a g e
Back row
This neighbourhood is seeing a 400% increase to the base land rate. The LSM curve is changing
from 100% (no adjustment for size) to a 170% curve. The lots range in size from 5,174 sq ft to
10,179 sq ft in these subdivisions.
The cottage owner’s association president brought up concerns about the lots in block 4 and 5 in
Sunnybank subdivision being valued the same as south of Kenosee Drive. These lots would not
be considered lakefront or lakeview due to the layout of the blocks and are more comparable to
49 | P a g e
lots is Acoose, Beaver and Chechisip subdivision. The sales used to develop the lots in the
South of Kenosee drive area were all first or second row back. Therefore, we agree that it would
be reasonable that the lots in block 4 and 5 are given the back row rate, however no further
deduction would be given for a traffic adjustment.
The change for these lots would be as follows:
50 | P a g e
Narrow Hills PP
Summary of Land Rate changes
NBHD
Sales
Count
Comp.
Unit
(identify
units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Lakefront 0
East
Trout/
Little
Bear
8,712 180% $20.66*
6,750 180%
ADJ
$23.85**
Applied
as plot
value
$159,100
Lakefront-
RD 0
East
Trout/
Little
Bear
8,712 180% $17.56*
6,750 180%
ADJ
$23.85**
Applied
as plot
value
$159,100
Back row 0
East
Trout/
Little
Bear
9,111 120% $10.43*
7,290 180%
ADJ
$13.25**
Applied
as plot
value
$78,600
*Previous market report indicates this rate, however assessment list from parks shows lakefront (and lakefront-road)
lots at $82,600 and back row lots at $41,300 - plot value. These lot values were implemented on appeal, using the
same rates with a 4,000 sq ft lot size.
**These are the rates as applied in East Trout and Little Bear. A plot value calculates as $159,100 for lakefront and
$78,600 for back row. See below.
Comparable Neighbourhood
There are no qualified vacant land transactions. Previously the same rates as Duck Mountain and
Meadow Lake have been applied as a comparable rate. The values applied to this park were
changed by an appeal board in 2009. The case was made that lots in this park sell for a plot
value rather than by size. The provincial lakefront rate was used and calculated the value of a
4,000 sq ft lot that was then applied consistently to all lakefront properties in both subdivisions
and the back row lots received a value at 50% of the lakefront lots regardless of size.
Lower Fishing Lake subdivision consists of lakefront and back row lots. The 10 lakefront lots
range in size from 5,984 to 9,391 sq ft. The back row lots are similar in range from 5,495 to
14,797 sq ft.
51 | P a g e
The Moen/Upper subdivision consists of 25 lakefront lots between 4,000 and 4,500 sq ft with
one at 6,104 sq ft.
52 | P a g e
Narrow Hills Provincial Park is surrounded by the resort areas of Little Bear, East Trout Lake
and Whelan Bay. The rates applied in these municipalities are very similar. The land values
from East Trout Lake and Little Bear will be applied in the park.
Map of Location
A plot value applies the same value to the lots regardless of size. In order to maintain this
application, we calculate the median sale price for lakefront lots and back row lots in the
comparable neighbourhood of East Trout Lake and Little Bear.
53 | P a g e
Lake front lots = $159,100
Back row lots = $78,600
54 | P a g e
Assessment Changes
Lakefront
2011 Value 2015 Value % change
$82,600 $159,100 92.62%
Back row
2011 Value 2015 Value % change
$41,300 $78,600 90.31%
Appeal Changes
These values were upheld by the Committee; however, some specific lots were given deductions
based on the slope of the lot affecting useable area. The adjustment was applied to the plot
value.
55 | P a g e
Pike Lake PP
Summary of Land Rate changes
NBHD
Sales
Count
Comp.
Unit
(identify
units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Lakefront 6 7,713 115% $14.57
5,407
195%,
NON
ADJ
$28.84 1.01 12.5%
Back row 0 7,713 115% $7.29 5,407 195%,
non-adj $14.42
Back row
- remote 0
345 (120)
Pippen
Subd.
7,713 115% $7.29
5,005
176%,
NON
ADJ
$7.22
Analysis
There are 6 vacant lakefront sales and one back row sale. Since the one sale cannot be used to
determine a rate the comparable neighbourhood method will be used.
The 6 lakefront sales were used to determine a base land rate of $28.84 per sq ft with a standard
size of 5,407 sq ft and a non-adjusted LSM curve of 195%. A non-adjusted curve indicates that
the smaller lots sell for a higher unit price than larger lots and a steep curve at 195% means that
value increase per unit of measure is minimal.
There are only 11 back row properties at Pike Lake, in the Lakeside Subdivision. There is one
vacant backlot sale, parcel K, that is further back from the back lots in block 2 and 6. Since there
is only one vacant back row sale, a rate cannot be determined, but it can be used as an indicator
of value. The sale was a 7,200 sq ft lot that sold for $38,000, plus $6,000 demolition costs. The
previous analysis had the back row lots valued at 50% of the lakefront, using this method the sale
property would be valued at $79,093.
The Pippen subdivision in RM 345 is adjacent to Pike Lake Provincial Park, consisting of back
lots and some "view" lots. The rate developed here is $7.22 per sq ft with a standard size of
5,005 sq ft and a non-adjusted curve of 176%. Applying this rate to the back row sale property
results in a value of $39,432. The comparable neighbourhood method will be used to apply the
RM 345 - nbhd 120 rate to parcel K in Pike Lake Provincial Park, while blocks 2 and 6 will
continue to have a 50% ratio to the lakefront rate applied.
56 | P a g e
57 | P a g e
Map of Sales
Lakeside Subdivision
Lot 6 sale - 2012
LA-505000300
$156,500- $14.70/sf
Lot 4 sale - 2011
LA-505001200
$170,250- $16.33/sf
Lot 10 sale - 2011
LA-505001500
$100,000- $9.18sf
Lot 10 sale - 2014
LA-505003500
$160,000- $27.03/sf
Lot 19 sale - 2011
LA-505003950
$160,000- $19.80/sf
Blk K sale - 2011
LA-505011050
$38,000- $6/sf
58 | P a g e
Moose Woods Subdivision
Lot 20 sale - 2013
MO-505001000
$150,000- $30.64sf
59 | P a g e
60 | P a g e
Assessment Changes
Lakefront
Back row
61 | P a g e
Sask Landing PP - Revised
Summary of Land Rate changes
NBHD
Sales
Count
Comp. Unit
(identify
units)
Prev
Std
Size
Prev
LSM
Prev
Land
Rate
Current
Std
Size
Current
LSM
Current
Land
Rate
Current
Median
ASR
Current
COD
Lakeview 8,712 180% $20.66
9,000 200%
ADJ $19.89
Back row Mistusinne 8,777 140% $13.32
7,800 180%
ADJ $11.41
*changed to 15% reduction for LF-PR (lakeview), see notes below
Analysis
There is only one qualified vacant land sale, indicating a rate of $9.32. This sale is lower than
the grouped provincial park back row sales and Good Spirit, but higher than Pike Lake and
Moose Mountain. The comparable neighbourhood of Mistusinne will be used. Mistusinne is a
resort village on the same river system just outside the Douglas Provincial Park. Using the land
rate from this comparable derives a value of $93,900 for lot 5, which sold for $95,000. Beaver
Flat is also a nearby resort area that could have been used as a comparable, however it would
have valued the lot that sold at $147,600. Based on the sale evidence available we determined
Mistusinne to be the best comparable for the back row values and continued to use the provincial
lakefront rate.
There was also concern about the lakeview lots being valued the same as lakefront lots in this
subdivision. In other parks we have applied a 15% reduction for public reserve, topography,
traffic and other items. The satellite imagery and mapping show that these lots don't have direct
access to the lake and the area is being used by the public. The Beaver Flat lakefront rate is
$30.99, which is very similar to the provincial park lakefront rate with the 15% deduction.
Saskatchewan Landing lakeview rate will be $30.51/ sq ft.
Appeal change 2018:
There was a lakefront group appeal that resulted in the lakefront lots being categorized as
lakeview with a 30% reduction to the provincial lakefront rate. The resulting rate is $19.89 per
sq. ft. with the 9,000 sq. ft. standard size and the 200% adjusted curve.
62 | P a g e
Map of Sales/Subdivision
Lot 5, 2012 sale
OB-505000250
$95,000 - $9.32/sf
63 | P a g e
Location of Comparable
Assessment Changes
Lakeview
64 | P a g e
Back row