Property Overview
This home at 38 Menno Bay presents a compelling opportunity in Winnipeg's Valley Gardens neighborhood. Its primary appeal lies in offering above-average living space within a well-established, mature community, all at a property tax assessment value that is reasonable for its size and area.
Key Characteristics & Target Buyer
The standout feature of this property is its generous 1,442 sqft of living area, which ranks within the top 8% of homes in Valley Gardens and the top 11% on its own street. This makes it a notably spacious option compared to local benchmarks. The home was built in 1973, aligning with the average for Menno Bay, indicating it is part of a cohesive, established streetscape. The lot size of 5,399 sqft is very typical for the community.
From a value perspective, the home’s tax assessment of $373,000 sits above the Valley Gardens average but below the city-wide average, suggesting you are paying a premium for the desirable location and space within this specific community, rather than an inflated city-wide price. The property doesn’t lead in every category but shows a consistent, above-average performance in its immediate locale for what matters most: interior space.
This home would ideally suit a buyer who prioritizes indoor living space over a massive yard, and who values being part of a settled neighborhood with character. It’s for someone who understands that in a sought-after pocket like Valley Gardens, value is often reflected in the interior square footage and location rather than having the newest build or the largest lot on the block.
Frequently Asked Questions
1. What does the ranking data actually tell me?
It contextualizes this home against its immediate neighbors, the wider Valley Gardens community, and all of Winnipeg. For example, being in the top 8% for living space in the community is a significant advantage, while its assessments and lot size are more in line with local averages, providing a balanced picture.
2. Is the 1973 build year a concern?
The build year is average for the street. This typically means major components like roofs, windows, and furnaces may be due for updates or have been recently replaced. A thorough inspection is key to understand the current condition and any upcoming capital expenditures.
3. The tax assessment is above the community average. Will my taxes be high?
The assessment is a key factor in determining property taxes. While above the Valley Gardens average, it is below the Winnipeg average. This suggests taxes are moderate for the city but reflect the perceived value of this specific location and home size. Always verify with the latest municipal tax rate.
4. The lot size ranking on the street seems lower. Is the yard small?
The lot is slightly below the street average but very close to the community average. It means you likely have a standard-sized yard for Valley Gardens, but there may be larger lots on Menno Bay itself. It’s a trade-off for the above-average interior space.
5. How should I use this data when viewing the home?
Use it to frame your viewing. The data confirms generous interior space, so assess the layout and condition of that space carefully. Knowing the build year is typical, focus on the state of age-sensitive systems. The rankings help you understand what you’re primarily paying for: a spacious home in a established neighborhood.