Property Overview: 123 Ebb Tide Drive, Island Lakes
Section 1: Key Characteristics & Appeal
This two-storey home at 123 Ebb Tide Drive in Island Lakes presents a balanced and above-average offering within its established neighbourhood. Built in 2005, it is notably newer than most homes in Winnipeg, offering modern construction standards without the premium of a brand-new build. With 1,724 sqft of living space and a renovated basement, it provides practical room for a family. The attached garage and a land size of over 6,300 sqft are significant practical advantages, offering ample private outdoor space—a feature that ranks well above average for its specific street.
The appeal lies in its strong positional value. The home’s assessed value sits comfortably in the top 20% of its local area, street, and the wider city, suggesting it is a well-regarded property in a desirable setting. It suits buyers looking for a move-in ready family home in a mature neighbourhood, who value a larger lot and the quiet stability of a cul-de-sac (inferred from nearby listings). It’s particularly suited for those who appreciate space and privacy more than flashy amenities, as it lacks a pool but offers solid fundamentals and a renovated lower level for extra living space.
A thoughtful perspective: While the home is "around average" in size for Island Lakes, its above-average lot size and newer build year offer a subtle advantage. This combination often means more usable yard space and potentially lower immediate maintenance costs compared to older homes in the city, making it a efficient long-term family investment rather than just a living space.
Section 2: Frequently Asked Questions
1. How does this home truly compare to others on the street?
The data shows it ranks highly among its 68 direct neighbours. It’s in the top 10% for lot size, the top 18% for assessed value, and the top 3% for being a newer build (2005). This indicates it’s one of the more premium properties on Ebb Tide Drive.
2. What does the assessed value tell me about the property tax?
The assessed value of approximately $543,000 is used to calculate property taxes. While it’s above average for the area, this often correlates with the property’s perceived market value and desirability. You can estimate taxes by applying the City of Winnipeg’s current mill rate to this assessment.
3. The home sold in 2017. Is there more detailed price history available?
The public record shows a sale price range for August 2017. For the exact historical sold price, you can request it directly via the provided email service on the listing page, which manually supplies accurate figures.
4. Is the renovated basement a legal suite?
The listing states the basement is renovated but does not specify it as a legal secondary suite. This is a crucial question for a buyer, as a legal suite has specific safety and zoning requirements. This should be verified with the seller and the city.
5. The living area is noted as "around average" for the neighbourhood. Is that a drawback?
Not necessarily. With 1,724 sqft, it meets the typical family-sized footprint for Island Lakes. The trade-off is that the property excels in other areas like lot size and newer construction, which can be harder to change than adding interior space. It represents a balanced, practical use of space.