441 Westmount Drive – Property Summary

Key Characteristics & Buyer Profile

This 1963-built home offers 1,482 sq ft of living space on a 5,476 sq ft lot, with an assessed value of $348,000. Its standout feature is interior space: it ranks in the top 9% on its street, top 5% in the Windsor Park neighbourhood, and sits above the local average for both street and community. The lot size is on the smaller side relative to neighbours (bottom 85% on the street and 77% in the area), but close to the citywide average. The assessed value tracks near local and city medians, meaning property taxes are in line with typical expectations for the area. The home is newer than most on its street (top 9%) and in the community (top 19%), though it’s around average by city standards.

The appeal lies in getting noticeably more indoor square footage than what’s typical for Windsor Park or Westmount Drive, without paying a premium in assessed value. For buyers who prioritize living space over yard size and want a home from the early 1960s that has already weathered well relative to its neighbours, this property offers a good balance. It’s a sensible fit for families or couples who spend most of their time indoors and don’t need a large lot, or for someone looking to enter a well-established neighbourhood with a home that hasn’t been over-improved (and overtaxed) compared to nearby properties. Less obvious: because the assessed value is moderate but the living area is generous, this could also appeal to an investor or buyer thinking about future resale – the square footage advantage may hold value better than a larger lot would in this part of town.

Five Possible FAQs

1. How does the property tax compare to similar homes nearby?
The assessed value of $348,000 is slightly below the street average ($363,000) and close to the neighbourhood average ($354,000). You’re not paying extra for the larger interior – property taxes are in line with what you’d expect for a home of this size in Windsor Park.

2. The lot seems smaller than others on the street – is that a problem?
It depends on what you need. The lot is 5,476 sq ft, which is below both the street and neighbourhood averages. But it’s still close to the citywide average, so it’s not unusually small by Winnipeg standards. If you prioritize a big yard or garden, this might feel tight; if you’d rather have less outdoor maintenance, it could be a plus.

3. How old is the home, and has it been updated?
Built in 1963, it’s newer than most homes on Westmount Drive and in Windsor Park. The data doesn’t specify renovations, but its assessed value being close to local averages suggests it hasn’t been extensively modernized or over-improved. You should confirm any upgrades during a viewing.

4. How does this home rank compared to others in Windsor Park overall?
It places in the top 5% of the neighbourhood for living area – that’s a strong advantage. For lot size and assessed value, it’s closer to the middle of the pack. It’s a home that stands out for interior space, not for land or price.

5. Who typically buys in this part of Windsor Park?
Windsor Park is a well-established residential area with a mix of older families, long-term residents, and people priced out of more central or trendy neighbourhoods. A home like this – solid, average-sized lot, larger interior – tends to attract buyers who want space without moving to the suburbs, or those looking for a quieter street with good value relative to square footage.