Property Summary: 12 Blueberry Bay
Key Characteristics & Appeal
This is a 912 sqft home built in 1956 on a 4,993 sqft lot in Windsor Park, Winnipeg. Its assessed value is $363,000.
What stands out here is the disconnect between the property's physical size and its perceived value. The living area and land are both below average for the street and neighborhood—the lot ranks in the bottom 11% on Blueberry Bay. Yet the assessed value ranks in the top 25% on the street. That suggests the value isn't in square footage or yard space but in something else: location, condition, finishes, or perhaps a recent renovation not captured by the raw stats.
This property would likely suit a buyer who prioritizes a lower-maintenance home on a smaller lot over maximizing space. It could appeal to someone looking for a more affordable entry into a street where comparable homes are valued higher, or a downsizer who doesn't need a large yard but wants solid value retention. It's less suited for a family needing room to grow or a buyer looking for a big lot for gardens, sheds, or additions.
Five Possible FAQs
1. How does the assessed value compare to similar homes nearby?
It's above the street average of $333,300 and roughly on par with the neighborhood average. Citywide, it's a touch below the median. So you're getting a home that's valued higher than most on its own street, but not out of line for the broader area.
2. Is a 4,993 sqft lot considered small?
On this street, yes—it's the 32nd smallest out of 36 homes. Even compared to Windsor Park as a whole, it's well below average. Citywide, it falls closer to the middle. The trade-off is typically less yard maintenance and possibly a more compact, manageable property.
3. The house was built in 1956. Should I be concerned about age?
That's typical for the street and older than the neighborhood and city averages. Homes of this era often have solid bones but may need updates to electrical, plumbing, or insulation. Check for knob-and-tube wiring, lead pipes, and asbestos in older finishes. The year built alone isn't a red flag, but it warrants a thorough inspection.
4. What does "Top 25%" on the street actually mean for resale?
It means this home is assessed higher than 75% of the homes on Blueberry Bay. That could work in your favor if the street's overall values rise, but it also means you're buying at a premium relative to neighbors. Future resale will depend on whether that premium is justified by visible upgrades or location quirks that matter to future buyers.
5. Why is the living area smaller than the neighborhood average but the value higher?
Living area is just one factor in assessed value. A well-kept home with modern finishes, a functional layout, or a desirable position on the block can push value above what square footage alone would suggest. In this case, the home appears to be priced for quality or condition, not size.