Property Overview: 22 Woodydell Avenue, Vista, Winnipeg
Key Characteristics & Appeal
This home at 22 Woodydell Avenue presents a compelling blend of space, value, and established neighbourhood character. Its primary strengths are its generous lot size and strong assessed value relative to its immediate area.
The 1,140 sqft living space is comfortably above average for both its street and the broader Vista community, offering more room than many comparable homes nearby. The property's standout feature is its 7,269 sqft lot, which places it in the top 9% on its street and the top 15% city-wide. This provides significant outdoor space and potential, a notable advantage in mature neighbourhoods.
From an investment and municipal valuation perspective, the home stands out. With an assessed value for taxes of $462,000, it ranks in the top 2% on Woodydell Avenue and the top 9% in Vista, suggesting it is viewed as a premium property within its local context. The 1972 build date is typical for the area, indicating a home that is part of the neighbourhood's established fabric.
This property would best suit buyers who prioritize land size and see value in a home that is assessed significantly higher than its neighbours—potentially indicating superior upkeep, finishes, or location on the street. It appeals to those seeking a established community setting where the home itself offers more space and a larger yard than the area norm, providing room to grow or enjoy outdoors.
Frequently Asked Questions
1. How does the living space compare to nearby homes?
At 1,140 sqft, the interior is larger than the average home on Woodydell Avenue (~1,007 sqft) and in the Vista community (~1,120 sqft). It offers more living area than roughly 70-85% of its immediate neighbours.
2. Why is the tax assessment value so high compared to the street average?
The assessment of $462,000 is notably higher than the street average of ~$372,000. This typically reflects the municipality's judgment of the property's market value, which can be influenced by the large lot size, the home's condition, improvements, or its specific position on the street.
3. What does the lot size mean for me?
The lot of 7,269 sqft is substantially larger than the average on the street (~5,858 sqft). This translates to more private outdoor space, greater potential for gardening, play areas, or additions like a shed or deck, and possibly more distance from neighbouring houses.
4. Is a 1972-built home a concern?
The build year is perfectly average for the street and community. Buyers should expect a home of this era and plan for a thorough inspection to understand the condition of major systems like roof, windows, plumbing, and electrical, which may be original or updated.
5. The assessment is in the top tier locally, but closer to average city-wide. What does that indicate?
This suggests the home is a standout property within the desirable Vista neighbourhood, but its scale and value are aligned with a broad range of Winnipeg homes. It highlights that you are acquiring a premium property within a specific, established community context.