23 Foxberry Bay

23 Foxberry Bay – Property Summary

Overview & Ideal Buyer Profile

This is a 990 sq. ft. home built in 1974, sitting on a 3,555 sq. ft. lot in the Westdale neighbourhood of Winnipeg. Its key appeal is the construction year: on its own street, it’s the newest home built (ranked #1 out of 54), and it is also well above average compared to the wider neighbourhood. This matters if you want a later-70s build without the compromises of older stock on the same block.

The assessed value of $274,000 is slightly above the street average but notably below the citywide average for comparable homes. The living area and lot size are both around average for the street, which means the property doesn’t stand out in terms of square footage, but it isn’t undersized either.

This property would suit a buyer who prioritizes a newer build within an established street context, rather than chasing maximum space or a large lot. It’s a practical fit for someone who values modern construction standards (insulation, wiring, roof age) over raw dimensions, and who is comfortable with a home that is average in size but well-ranked in age. It’s less suited to buyers looking for a fixer-upper or a property with expansion potential, given the lot is on the smaller side compared to the city as a whole.

Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
The home’s $274,000 assessment is slightly above the street average ($266,800) but below the Westdale neighbourhood average ($307,400) and well below the citywide average for comparable properties ($390,100). This suggests the home is priced modestly for its street but is a relative value compared to the wider area.

2. Is the lot size considered small or typical?
At 3,555 sq. ft., the lot is average for Foxberry Bay but smaller than the typical Westdale lot (5,168 sq. ft.) and much smaller than the city average (6,570 sq. ft.). If you’re used to suburban-sized yards, this will feel compact. It’s worth noting that smaller lots often mean less yard maintenance and lower property taxes.

3. Why does the year built stand out so much on this street?
The home was built in 1974, while the street average is 1972, and it’s ranked #1 out of 54 homes. That means no other house on Foxberry Bay was constructed later. For context, the neighbourhood average is 1971, so this home is part of a slightly newer wave of development in the area.

4. How does the living area compare to other homes in the city?
At 990 sq. ft., it ranks in the top 75% citywide, meaning it’s smaller than about three-quarters of comparable homes in Winnipeg. This is not unusual for an older neighbourhood with modest starter homes, but buyers coming from newer suburbs may find it compact.

5. What is the “top X%” ranking actually measuring?
The rankings compare this home to similar properties (based on age, type, and location) in three tiers: the street, the neighbourhood (Westdale), and the entire city. A higher percentage (e.g., top 75%) means the home beats out 75% of comparable properties in that category. For assessed value, being in the top 77% citywide means it’s lower than 77% of city homes—good news for tax purposes.