15 Acorn Place

15 Acorn Place – Property Summary

Key Characteristics & Buyer Appeal

This is a 1973 home with 859 sq ft of living space on a 3,380 sq ft lot, currently assessed at $284,000. What stands out most is the value proposition relative to its street. On Acorn Place, it ranks #3 for assessed value (top 11%), well above the street average of $263k. Yet its living area is slightly below the street average of 935 sq ft, and the lot is smaller than typical for both the street and the surrounding Westdale neighbourhood.

The appeal lies in the combination of a newer-than-average build (ranked #1 on the street by year built) with a relatively low purchase price compared to citywide medians. Buyers who prioritize getting a well-rated property in a specific street context—rather than maximum square footage or lot size—may find this a sensible entry point into the area. It would suit someone looking for a compact, solidly built home in a modestly priced pocket of Winnipeg, where the trade-off is less indoor and outdoor space for a lower overall cost relative to neighbours.

Frequently Asked Questions

1. How does this home’s assessed value compare to others nearby?
Very favourably on its own street—it’s in the top 11%, meaning most neighbours are assessed higher. But within the broader Westdale neighbourhood, it’s around average (top 58%), and citywide it falls below the median.

2. Is a 3,380 sq ft lot considered small for this area?
Yes. The average lot on Acorn Place is 4,102 sq ft, and in Westdale it’s 5,168 sq ft. Citywide, the average for comparable homes is 6,570 sq ft. So the lot is noticeably smaller than typical for all three scopes.

3. Why is the living area ranked lower than the assessed value?
That’s the core dynamic here. The home has less interior space than most comparable properties—ranking in the bottom 39% on the street—but its assessed value is higher than average for the street. This suggests the value is driven by factors other than sheer size, such as condition, location within the street, or recent updates.

4. What does “ranked #1 on the street for year built” actually mean?
It means that among the 28 comparable homes analysed on Acorn Place, this property is the newest by year of construction (1973). That’s a strong indicator of relative modernity within that immediate context, even though 1973 is not new citywide.

5. Should I be concerned that the home is “below average” for land and living area citywide?
Not necessarily, if you’re comfortable with a smaller footprint. The ranking highlights trade-offs. This property clearly competes on value and timing of construction, not on space. Buyers who want a larger lot or more square footage would likely look elsewhere; those who want a well-positioned, modest home on a good street may find it a smart fit.