Property Overview: 44 Tommy Douglas Drive, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 44 Tommy Douglas Drive in the Meadows neighbourhood presents a compelling blend of space, modernity, and value. Its primary appeal lies in its generous living area. At 1,925 square feet, it offers significantly more interior space than most homes in both the wider city and its immediate area, ranking in the top 6% of the Meadows. Built in 2008, it is a relatively modern property, newer than the vast majority of Winnipeg homes. The assessed value is above average for the city and neighbourhood, suggesting a solid perceived worth.
The property would suit buyers who prioritize spacious, modern interiors over a large yard. While the lot size is more compact compared to many in the area and city, this can be an advantage for those seeking lower maintenance. It’s an ideal fit for growing families, professionals needing home office space, or anyone looking for a move-in-ready home from the 2000s without the upkeep of an older property or a massive lot.
A less obvious perspective is its positioning on the street itself. While the home stands out in the broader market, it is more average among its direct neighbours on Tommy Douglas Drive. This suggests a consistent, established street character where this home holds its own without being an outlier.
Section 2: Frequently Asked Questions
1. How does the lot size impact the property?
At 3,901 sq. ft., the lot is more compact than many in the Meadows and city-wide. This means less yard maintenance, but also limits potential for large additions, pools, or extensive landscaping. It emphasizes the home's interior living space as the primary feature.
2. Is the assessed value a reliable indicator of the selling price?
The assessed value ($48,400) is for municipal tax purposes and is typically lower than market value. The home's last known sale was in the $350k-$400k range (2021). Market conditions, recent upgrades, and buyer demand will determine the final price.
3. What does the "above average" ranking for year built mean for me?
Built in 2008, the home is newer than 87% of city homes. This generally implies newer major systems (roof, HVAC, windows) that may not require immediate replacement, potentially offering savings on near-term maintenance compared to an older home.
4. Who would benefit from requesting the exact sold price history?
Serious buyers or those conducting a comparative market analysis would benefit. Knowing the exact past sale price, not just the range, helps in understanding the home's appreciation trend and forming a competitive offer.
5. The home ranks highly in the area but average on its street. What does this indicate?
This suggests Tommy Douglas Drive is a desirable street with uniformly good properties. Your immediate neighbours are likely in similar, well-maintained homes, which can contribute to stable property values and a cohesive neighbourhood feel.