39 Nuthatch Bay – Property Summary

Key Characteristics & Buyer Profile

This is a newer-build home (built around 2024) with a living area of roughly 1,787 square feet, which is slightly above both the immediate neighbourhood and citywide averages. Its standout feature is the land: at 4,764 square feet, it ranks in the top 11% on the street and above average for the city, which suggests more outdoor space than many newer infill or subdivision homes. The assessed value of $136,000 is notably low relative to the street, neighbourhood, and city averages—this places it in the bottom percentile for value, which could reflect a recent construction not yet reassessed, or a conservative tax assessment that may shift upwards.

The appeal here is twofold. First, the lot size gives you breathing room in a development where most homes sit on smaller parcels. Second, the very low assessed value means current property taxes are likely below what you’d expect for a home of this age and size. That won’t stay that way forever, but it offers near-term savings.

This property suits a buyer who wants a newer home without a cookie-cutter postage-stamp lot—someone who values yard space, possibly for gardening, kids, or pets, and is comfortable with the fact that taxes will probably rise in the next reassessment cycle. It’s less ideal for someone looking for a strictly turnkey, lowest-maintenance property, since the larger lot means more upkeep. It could also appeal to an investor who understands that the current tax bill is artificially low.

Five Frequently Asked Questions

1. Why is the assessed value so low compared to similar homes on the street?
The most likely explanation is that the home was built very recently (2024) and the assessed value hasn’t yet caught up to market conditions. New builds are sometimes assessed based on initial construction costs or incomplete data, while neighbouring homes reflect several years of market appreciation. Expect the assessment to increase in the next cycle.

2. How reliable is the land area ranking?
The street-level ranking (top 11%) is solid because it compares only 36 homes on Nuthatch Bay. The citywide ranking (top 61%) is less meaningful given the huge range of lot sizes across Winnipeg—farms, estate lots, and older suburbs all pull the average up. The street comparison is the one to pay attention to.

3. What’s the living area actually like, and how does it compare to other new homes?
At 1,787 square feet, it’s above the city median of 1,342 sqft and slightly above the street average. That’s a comfortable size for a family of three or four, but not oversized. It’s worth asking whether that figure includes a basement or garage; often these numbers refer to main-floor and upper-floor finished space only.

4. Will the property taxes go up soon?
Almost certainly yes. The $136,000 assessed value is about a quarter of the street average. Once the city reassesses, the value will likely align more closely with market comparables. That could mean a significant jump in property tax, though the exact timing depends on Winnipeg’s assessment schedule.

5. How does the neighbourhood (Rosser-Old Kildonan) compare to the rest of Winnipeg for this property?
The neighbourhood’s average assessed value ($544,700) and land area (29,921 sqft) are both much higher than this property’s, because the area includes older, larger estate-style lots. This home is on a smaller modern lot in a newer pocket. So while you’re in a higher-value neighbourhood overall, your immediate street is more suburban-dense than the broader area suggests. That isn’t a negative—it just means you’re getting the location without the massive lot that typically comes with it.