1397 Pacific Avenue W – Property Summary

Key Characteristics & Buyer Profile

This is a 2017-built home with 1,370 square feet of living space and a 2,473-square-foot lot, located in Winnipeg’s Weston neighbourhood. Its standout features are newness and value. Built in 2017, it ranks in the top 3% on its street and in the top 5% city-wide—meaning almost every nearby home is decades older. The assessed value of $336,000 is similarly elite at the street and neighbourhood level (top 2%), though it sits around the citywide average when compared to all properties in Winnipeg.

What’s less obvious is the trade-off this property represents. The land area is small—bottom 14% on the street and bottom 4% city-wide. Buyers get a modern house, but not much outdoor space or yard depth. That makes sense for someone who prioritizes a newer, low-maintenance interior over a large lot. The living area is above average for the street and neighbourhood, but slightly below the citywide average of 1,342 square feet, so the home isn't oversized—just efficient for its era.

This property would suit buyers who want a relatively new house in an older, established area without paying a premium for land. It's a good fit for someone who values a turnkey home with modern construction standards, or for an investor looking for a property that already ranks high in assessed value relative to its immediate surroundings. It may be less appealing to families wanting a big backyard or buyers hoping to renovate or expand, given the tight lot.

Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
On Pacific Avenue West, this property is ranked #8 out of 323 homes—the top 2%. The average assessed value on the street is around $186,000, so this home is valued significantly higher, largely due to its recent construction date. In the broader Weston neighbourhood, it also ranks in the top 2%.

2. Is the lot size a concern for resale?
The lot is 2,473 square feet, which is smaller than average for the street, neighbourhood, and city. That could limit appeal for buyers who want outdoor space or room for additions. However, in a market where newer homes are scarce, some buyers will trade lot size for a more modern interior and lower maintenance.

3. Why is the citywide ranking different from the street and neighbourhood rankings?
Because the comparison groups are different. On Pacific Avenue and in Weston, many homes are older and smaller, so a 2017 home with 1,370 square feet stands out sharply. City-wide, the pool includes newer and larger homes across all of Winnipeg, so the property lands closer to the middle on value and living area.

4. What do the rankings actually mean—are they based on official data?
Yes, the rankings are derived from assessed values, building age, and living/land area records for comparable properties within each geographic scope. They're not opinions or estimates. The "Top X%" ranking tells you how this home compares to all others in that category within that boundary.

5. Does a high assessed value mean the property is overpriced?
Not necessarily. Assessed value is used for tax purposes and reflects market conditions at a point in time. A high ranking relative to neighbours usually indicates the home is newer or better maintained. That said, citywide it's around the median for assessed value, so it's not out of line with the broader market—just a standout in its immediate area.