Cost Market Report for Saskatchewan Provincial Parks€¦ · Pike Lake Lakeside Backrow 7200 44500 6.18 Pike Lake Lakeside Lakefront 10643 156500 14.7 Pike Lake Lakeside Lakefront

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 Chechisip Backrow 7800 90000 11.54





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 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


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


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


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


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

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Lac La Ronge PP – Revised


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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.

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Map of Area

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Assessment Changes

Island

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Island-OBS

Lovering Lake Recreation Site


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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.

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Lovering Lake Satellite Imagery

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Lovering Lake Location

Location of comparable

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Assessment Changes

Lakefront

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Meadow Lake PP


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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.

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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.

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Greig North - provincial park

subdivision

Greig South - provincial park

subdivision

Greig Lake - SAMA

jurisdiction

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Map of Sales

Assessment Changes

Lakefront

Lot 16 - 2011 sale

KI-505000800

$216,000, $21.09/sf

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Lakefront - road & PR, obsl, topo

Lakefront - block 3 Jeanette subdivision

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Back row

Back row - Traffic

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Moose Mountain PP


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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.

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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.

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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

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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

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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

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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

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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

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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:

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Narrow Hills PP


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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.

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The Moen/Upper subdivision consists of 25 lakefront lots between 4,000 and 4,500 sq ft with

one at 6,104 sq ft.

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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.

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Lake front lots = $159,100

Back row lots = $78,600

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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.

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Pike Lake PP


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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.

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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

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Moose Woods Subdivision

Lot 20 sale - 2013

MO-505001000

$150,000- $30.64sf

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Assessment Changes

Lakefront

Back row

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Sask Landing PP - Revised


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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.

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Map of Sales/Subdivision

Lot 5, 2012 sale

OB-505000250

$95,000 - $9.32/sf

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Location of Comparable

Assessment Changes

Lakeview

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Back row

Documents

Cost Market Report for Saskatchewan Provincial Parks€¦ · Pike Lake Lakeside Backrow 7200 44500 6.18 Pike Lake Lakeside Lakefront 10643 156500 14.7 Pike Lake Lakeside Lakefront