Property Overview: 22 Frog Plain Way, Riverbend, Winnipeg
Key Characteristics & Appeal
This 1,509 sqft home, built in 2004, presents a solid, above-average offering within the broader Riverbend neighborhood and Winnipeg city-wide. Its primary appeal lies in its strong positional value: while it is a fairly typical home for Frog Plain Way itself, it stands out favorably when compared to the wider area. The assessed value of $485k ranks within the top 12% of Riverbend, suggesting a perception of quality and desirability that outpaces many local peers. The living space is comfortably above neighborhood and city averages, offering more room than many comparable homes.
The property would suit buyers looking for a move-in ready home from the early 2000s that requires less immediate updating than older stock. It’s particularly well-matched for those who value a stable, established street where the home’s metrics are on par with its direct neighbors, while still representing a step up in space and assessed value relative to the community at large. A thoughtful perspective is that the lot size, while average for the street, is more compact than typical Winnipeg lots, which may appeal to buyers seeking lower exterior maintenance without sacrificing interior space.
Frequently Asked Questions
1. How does this home truly compare to others on the street?
While its size and lot are average for Frog Plain Way, its assessed value ranks in the top 38%, indicating it may have finishes, condition, or features that are valued higher than some neighboring properties.
2. What do the sold price ranges indicate about market trends?
The home sold in late 2023 for an estimated $450k-$500k, a significant increase from its early 2020 sale in the $350k-$400k range. This shows strong appreciation, with the later price placing it in the top 9% for the neighborhood at that time.
3. Is the year built (2004) a disadvantage on this street?
It ranks below the street average (2005), meaning it is slightly older than many neighbors. However, it is still a modern home compared to the much older neighborhood (avg. 1993) and city-wide (avg. 1966) averages, so it likely requires fewer major updates.
4. How reliable is this sold price data?
The provided sold prices are estimates from public data, not the official MLS. For fully verified and exact transaction figures, you must request a manual lookup from the site via email.
5. What is the practical meaning of the "above average" neighborhood ranking for assessed value?
Ranking in the top 12% in Riverbend suggests the city’s assessment—which influences property tax—views this home as more valuable than 88% of comparable properties in the area. This can be a marker of desirability but also means property taxes will likely be higher than on a lower-assessed home of similar size.