Key Characteristics & Buyer Profile
This is a 1965-built, single-family home at 43 Canoe Bay with a living area of 1,099 square feet on a 5,750 square foot lot. Its assessed value is $356,000.
The property's main appeal lies in its position within its own street. Compared to other homes on Canoe Bay, the lot size and assessed value are right at the average, and the living area is slightly below. On the street, it ranks in the top third for lot size and the top 40% for assessed value. This suggests a solid, middle-of-the-road property in a consistent neighbourhood where prices haven't strayed far from the median.
Where it loses some ground is at the broader community and city levels. Compared to the Westwood area and Winnipeg as a whole, the home is smaller than average (both in living area and land) and assessed slightly lower. It's not an outlier, but it's a modest property within a larger landscape of bigger homes and lots.
This property would suit a buyer looking for a reasonably priced entry point into a stable, established neighbourhood. It's less likely to appeal to someone seeking a "best on the block" or a home that stands out for its size. The ideal buyer is someone who values consistency and proximity to local averages, perhaps a first-time homeowner or a downsizer who doesn't want to pay a premium for extra space they won't use. The fact that the building year is slightly newer than the street average (1965 vs. 1966, ranking 11th out of 37) is a small but tangible plus, suggesting it may have been built just as the area was maturing.
Five Possible FAQs
1. How does this home compare to others on the same street?
It's a very average home for Canoe Bay. The living area (1,099 sqft) is slightly below the street average of 1,193 sqft, but the lot size (5,750 sqft) and assessed value ($356,000) are right at the street averages. On the street, it ranks 14th out of 37 for value and 12th for lot size.
2. Is the assessed value of $356,000 a reliable guide to the market price?
Yes, as a starting point. The assessed value is almost exactly the street average ($356,000) and slightly below the community and city averages. This suggests the assessment is in line with the local baseline, though final sale price will depend on the home's condition, updates, and current market demand, which aren't captured in this data.
3. How does this property compare to typical homes in Westwood?
It is smaller and less expensive than the Westwood average. The average home in the community has 1,372 sqft of living area (25% more) and a lot of 6,491 sqft (13% larger), with an assessed value of $392,000. This means you're buying into Westwood at a below-average size and price point.
4. How does the lot size here stack up city-wide?
Surprisingly well. While it's smaller than the Westwood average, its 5,750 sqft lot ranks in the top 38% across all of Winnipeg. This means the lot is decently sized for the city as a whole, even if it's on the smaller side relative to its immediate neighbours.
5. What does it mean that the building year is "above average" for the street?
The street average build year is 1966, and this home was built in 1965. Being ranked 11th out of 37 means about one-third of the homes on Canoe Bay are newer than this one. It's a subtle indicator that this isn't among the oldest homes on the street, but it's not a new build either. It reflects a typical, solid mid-century construction era.