65 Foxberry Bay

Here is a summary of the property at 65 Foxberry Bay.

Property Overview

Key Characteristics
This is a 946 sqft home built in 1972, sitting on a 3,498 sqft lot in the Westdale neighbourhood of Winnipeg. Its primary strength is value. The assessed value of $280k ranks well above average for its street (top 15%), suggesting you're getting a property that holds its worth relative to immediate neighbours. The living space is slightly below city averages, and the lot is smaller than typical for Westdale, which is a trade-off common in older, established areas where homes are closer together.

The Appeal
The appeal lies in its relative affordability within a desirable, mature neighbourhood. Buyers are essentially paying for location and stability rather than raw square footage. It suits someone who wants to be in Westdale without paying a premium for a larger lot or a fully updated interior. This is a property for a buyer who sees value in the existing character and is willing to accept a compact footprint in exchange for a street that ranks well for assessed value—a sign of a solid, stable block.

Ideal Buyer

• First-time buyers looking for an entry point into Westdale.
• Downsizers who want a smaller, manageable home without moving to a suburb with newer, but smaller, lots.
• Investors seeking a property with strong street-level value metrics that could benefit from cosmetic updates within a proven market.

Frequently Asked Questions

1. How does the living space compare to other homes in Westdale?
   The 946 sqft is slightly below the neighbourhood average of 1,029 sqft. It ranks in the middle tier (top 69%) for the area, meaning it's not the smallest home on the block, but expect a more compact layout than many other Westdale properties.

2. The lot is under 3,500 sqft. Is this normal for the street?
   Yes. The average lot on Foxberry Bay is 4,103 sqft, so this one is smaller. However, lot sizes vary widely in this area. It ranks in the top 43% on the street, meaning a significant portion of neighbouring lots are similar in size. You should not expect a large backyard.

3. How old is the home, and has the neighbourhood aged similarly?
   Built in 1972, the home is right in line with the street and neighbourhood average (1971-1972). The entire area developed during the same period, so the housing stock is consistent in age. This avoids the issue of being the oldest home on a street full of newer builds.

4. Why is the assessed value high for the street but average for the city?
   The $280k assessment is top 15% on Foxberry Bay, meaning it's one of the more valuable homes on this specific street. But city-wide, the average for comparable homes is $390k, making it below the broader market. This indicates that Foxberry Bay is a more modest street within Westdale, but this home is one of the better-positioned properties on that street.

5. Is this a good investment for resale?
   Potentially, if you focus on the street-level data. Being in the top 15% for assessed value on the street suggests the home already holds its value well relative to its immediate neighbours. Future gains will likely depend on general neighbourhood appreciation in Westdale rather than significant lot or size advantages, which are both below average. Improvements could further boost its street-level ranking.