Property Overview: 82 William Marshall Way
This two-storey home in Ridgedale presents a compelling opportunity for buyers seeking space, established value, and a quiet residential setting. Built in 1995, it sits on a large, approximately 11,000 sqft lot, offering a sense of privacy and room for outdoor enjoyment. With nearly 2,900 sqft of finished living space, including a developed basement, the home provides ample room for a growing or multi-generational family. Its standout feature is its exceptional standing in key metrics: it ranks within the top 1% of all Winnipeg homes for both living area and assessed value, and it sits in the top 5% for lot size. This indicates a property that is significantly larger and more valuable than the vast majority of homes in the city. The attached garage, recent 2019 sale history, and strong rankings within its own street and neighborhood round out a profile of a desirable, above-average property.
Its appeal lies in its proven, data-backed stature and move-in-ready condition. It’s a home that offers immediate space without the wait and uncertainty of new construction, set in a mature neighborhood. This property would best suit buyers who prioritize interior square footage and land size over a brand-new build, and who appreciate a home with a clear, high-value position in the broader market. It’s ideal for those looking for a long-term family home with room to grow, and for value-conscious buyers who derive confidence from a home’s strong competitive rankings.
Frequently Asked Questions
1. What do the percentile rankings (e.g., top 1%) actually mean?
They are a data-driven way to show how this property compares to others. For example, being in the top 1% for living area means 99% of homes in Winnipeg are smaller. It’s a quick snapshot of its relative size and value.
2. The home was built in 1995. What should I consider regarding age?
While not a historic home, it’s at an age where some major components (like the roof, HVAC system, or windows) may be nearing or have reached their typical lifespan. A thorough inspection is crucial to understand the condition and any upcoming capital expenses, which is a key part of valuing a mature, spacious home.
3. The lot is very large. Are there any specific benefits or responsibilities?
A lot of this size (over 1/4 acre) offers great potential for gardening, play space, or future additions like a deck or shed. However, it also means higher maintenance (more lawn to cut, garden to manage) and potentially higher property taxes tied to the land value.
4. The assessed value is quite high. Will my property taxes be as well?
Generally, yes. Municipal property taxes are calculated using the assessed value. The current assessment of $933,000 suggests this will be a higher-tax property compared to the Winnipeg average, which is an important ongoing cost to factor into your budget.
5. It ranks highly in the city, but only in the top 52% within its own neighborhood. Why?
This is an insightful point. It indicates that Ridgedale itself is a neighborhood of substantial, valuable homes. While the property is exceptional city-wide, it faces strong local competition. This can be a positive, suggesting a stable or appreciating area, but it also means the immediate peer group for comparison is of high quality.