Key Characteristics & Buyer Profile
This 1972 property at 59 Foxberry Bay in Winnipeg’s Westdale neighbourhood is a compact single-family home with 946 sq. ft. of living space on a 3,497 sq. ft. lot. Its most distinctive feature is its assessed value: it ranks 8th out of 54 homes on the same street (top 15%), with an assessment of $280,000, slightly above the street average of $267,000 but below the citywide average of $390,000. This suggests a well-maintained or updated home that holds value relative to its immediate neighbours, without the high tax burden of newer or larger citywide properties.
The appeal here lies in modesty and practicality rather than size or prestige. The property’s living area and lot are below average in all three comparison ranges (street, community, and city), but its assessment strength on the street indicates it may have better finishes, a desirable layout, or a location within the street that commands a slight premium. The home’s age is typical for the area, built in 1972 (matching the street average and close to the community average of 1971), placing it in a stable, mid-century housing stock.
This property would suit buyers who prioritize a low-maintenance, affordable entry into a settled neighbourhood. It is a good fit for first-time homeowners, downsizers, or investors looking for a rental property with lower than city-average costs and a strong local value ranking. Buyers should be comfortable with a smaller footprint and a lot that requires minimal upkeep. The home’s strength lies in its relative affordability within a specific street, not in competing with larger suburban or new-build properties.
Five Possible FAQs
1. Why is the assessed value high for its street but below the city average?
The property’s assessment of $280,000 ranks in the top 15% on Foxberry Bay, meaning it is valued higher than most of its immediate neighbours. However, Westdale’s community average is $307,000, and the citywide average is $390,000. This suggests the home is a strong performer within a more modestly priced street and community, likely due to condition or updates, but it is not priced in the same range as larger or newer homes across Winnipeg.
2. Is the living space too small for a family?
At 946 sq. ft., it is below the community (1,029 sq. ft.) and city (1,342 sq. ft.) averages. It is comparable to other homes on the street, where the average is 960 sq. ft. This size works well for a couple, a single person, or a small family with one child, but may feel tight for a growing family needing multiple bedrooms and dedicated play or office space without renovations.
3. How does the lot size affect usability?
The lot is 3,497 sq. ft., which is smaller than the street average (4,103 sq. ft.) and well below the community and city averages. This offers easy maintenance—less mowing and landscaping—but limits options for expansions, a large garden, or building a detached garage or workshop. It suits buyers who want outdoor space for sitting or small-scale gardening, not extensive recreational use.
4. What does “near average” and “below average” in the rankings actually mean?
The rankings compare this property to others within the same street, community, and city. “Near average” means it falls close to the middle of the data set for that range; for example, this home’s size is similar to most others on Foxberry Bay. “Below average” in the citywide comparison for living area and land size simply means it is smaller than most Winnipeg homes overall, which is typical for an older, modestly sized property in an established neighbourhood.
5. Is the property priced fairly given its age and size?
The assessment data indicates it is valued slightly above its street average, but below the community average and well below the city average. This is reasonable for a home built in 1972 that appears to hold its value locally. Buyers should verify actual condition with an inspection. The lower citywide rank on assessment (top 76%) suggests it is not overvalued compared to Winnipeg as a whole, offering a more affordable option in a stable area.