Property Summary: 22 Blue Spruce Crescent, Winnipeg
Section 1: Key Characteristics & Appeal
This home presents a distinct value proposition centered on affordability and a well-established neighbourhood. Built in 1974, it is notably one of the newer homes on its street. The 828 sqft living area is compact, placing it below average for both the immediate area and the city, suggesting a efficient, manageable layout. The assessed value is modest, ranking at the lower end for the local area but closer to the city-wide average, indicating a potentially accessible entry point into the Winnipeg market.
Its primary appeal lies in its position as a pragmatic, lower-maintenance property. It suits first-time buyers seeking a foothold in the market, investors looking for a rental property with a proportionally lower tax assessment, or downsizers who prioritize a smaller interior space. A thoughtful perspective is the lot size: at just under 5,000 sqft, it is smaller than most in Minnetonka but aligns more closely with the city average, offering a yard without the upkeep of a larger plot. The sales history shows significant appreciation between 2018 and 2022, highlighting the area's growth potential for a patient buyer.
Section 2: Frequently Asked Questions
1. Is this a small house?
Yes. At 828 square feet, the living space is below the average for both the Minnetonka area and Winnipeg overall. It is designed for efficient living.
2. Why is the assessed value so much lower than the last sold price?
Municipal assessed value for property taxes is not a direct indicator of market value. The last sale in 2022 fell within the $400k-$450k range, which is the current market benchmark, while the assessment reflects a different municipal valuation formula.
3. What does it mean that it's one of the newer homes on the street?
Built in 1974, this home is newer than most on Blue Spruce Crescent. This can sometimes mean updated foundational building standards or materials compared to immediate neighbours, though interior condition depends on subsequent renovations.
4. Who would this property suit best?
It is well-suited for first-time buyers, investors, or those looking to downsize. Its scale and assessed value suggest lower ongoing property taxes relative to larger homes in the city.
5. How does the lot size compare?
The lot is 4,995 sqft, which is smaller than most in the immediate Minnetonka area. However, it is much closer to the average lot size for the entire City of Winnipeg, offering a balanced outdoor space.