Property Overview: 87 Frog Plain Way, Winnipeg
Section 1: Key Characteristics & Appeal
This home presents a practical opportunity in Winnipeg's Riverbend neighborhood. Built in 2004, it is a newer property compared to most in the city, potentially reducing immediate concerns over aging components. With 1,221 sqft of living space, it offers a comfortably sized layout that aligns with the neighborhood and city averages, though it is notably more compact than many other homes on its own street.
Its primary appeal lies in its value positioning. The assessed value of $436k sits below the street average but above the city average, suggesting you may get more home for your money within Riverbend compared to wider Winnipeg. This creates a potential "sweet spot": a well-located, modern-enough home without the premium price tag of the largest properties on the block. The lot size is standard for the immediate area, offering typical outdoor space.
This property would suit first-time buyers or downsizers seeking a low-maintenance, turn-key home in an established suburban area. It's also a sensible fit for value-focused buyers who prioritize a newer build year and a solid neighborhood over having the biggest house on the street. A thoughtful perspective is that this home offers the benefits of a mature, sought-after street while allowing entry at a relatively accessible point.
Section 2: Frequently Asked Questions
1. How does this home's size compare to its neighbors?
While its living area is near the average for the wider Riverbend area and Winnipeg, it is smaller than most homes directly on Frog Plain Way. This is a key factor in its assessed value being below the street average.
2. Is the $436k assessment a reliable indicator of market value?
Assessments are for tax purposes and can differ from market value. Notably, a very similar home nearby at 87 Danford Drive (same year, size, area) has a nearly identical assessment ($442k), which adds credibility. The last sold price range for this property (2023) was between $500k-$550k.
3. What does the 2004 build year mean for a buyer?
Built 22 years ago, this home is significantly newer than the average Winnipeg house. It likely has modern wiring, plumbing, and insulation standards, but major components like the roof, HVAC, or appliances may be nearing or due for replacement soon.
4. How is the property's value positioned in the market?
Its assessed value ranks in the top 35% in Riverbend and top 31% city-wide, indicating it's a above-average value home overall. However, it ranks in the bottom 10% on its own street, highlighting a street where property values are generally high.
5. Where can I find exact historical sale prices?
The site provides sold price ranges for general research. Due to industry rules, exact sale figures are not displayed publicly. You can request the exact sold price history via email from the site provider, who will manually look up and send the verified data.