Property Overview
22 Shoal Place is a well-maintained two-storey home in the established Dakota Crossing neighbourhood. Built in 1990, it offers 1,670 sqft of living space and features a renovated basement and an attached garage. The property sits on a 5,711 sqft lot. Recent comparative data shows it holds a solid, middle-of-the-road position within its immediate area for size, value, and age, while ranking above the wider Winnipeg average in these categories. It sold in April 2024 for $490,000.
Key Characteristics & Appeal
This home represents a classic, turnkey family residence in a mature neighbourhood. Its primary appeal lies in its move-in-ready condition, highlighted by the renovated basement, and its strong positional value—it offers more space and a newer build year than the typical Winnipeg home. The lot size, while smaller than others on Shoal Place, is still generous by neighbourhood and city standards, offering manageable outdoor space.
It would suit buyers looking for a practical, no-surprises home in a stable community, particularly growing families or professionals seeking space and modern amenities without the premium of a brand-new build. A thoughtful perspective is that this property offers the benefits of an established area (like mature trees and settled community dynamics) without some of the maintenance concerns of an older home, positioning it as a balanced, low-drama choice.
Frequently Asked Questions
1. How does this home compare to others in Dakota Crossing?
The home is consistently around the neighbourhood average for its living area, assessed value, and year built. Its lot size is actually above average for Dakota Crossing, though it is one of the smaller lots on Shoal Place itself.
2. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the finishes or layout. This is a key detail to clarify with the selling agent to understand the quality and scope of the renovation.
3. Is the sale price consistent with the home's assessed value?
The home sold for $490,000, which is significantly higher than its $482,000 assessed value. This is not uncommon, as assessed values for taxation purposes often differ from current market value, especially in an active market.
4. What is the significance of the ranking data provided?
The rankings (e.g., "Top 34%") show how this property compares to groups of "comparable homes." They indicate that while this home is typical for its street and neighbourhood, it stands out as above average when compared to the entire city of Winnipeg in terms of size, value, and age.
5. Are there any potential drawbacks to consider?
The data indicates the lot is below average in size for Shoal Place specifically. For buyers who prioritize a very large yard, this is worth noting. However, the lot remains a good size relative to the broader area.