2 Blackberry Bay – Property Summary

Key Characteristics & Buyer Profile

This 1,266 sqft home sits on a notably large 6,998 sqft lot, which is its standout feature. On Blackberry Bay, that lot ranks in the top 6%, and within the wider Windsor Park neighborhood, it lands in the top 12%. City-wide, it still outperforms 83% of comparable properties in land size. The living area itself is also above average for the street and neighborhood—top 4% and top 12%, respectively—though it falls slightly below the citywide average for similar homes.

Built in 1956, the house is older than most of its neighbors (the street average is 1957, the neighborhood average is 1961). Its assessed value of $343,000 is below the street average of $357,000 and the citywide average of $390,100, which reflects both its age and its relatively modest square footage compared to newer homes across the city.

The appeal here is straightforward: you’re getting a generous piece of land in a well-ranked street and neighborhood, without paying a premium for a larger house or newer construction. That makes this property particularly suited to buyers who value outdoor space, gardening, or the potential to expand or renovate over time. It may also appeal to someone who wants to be in a higher-ranked street and neighborhood but is willing to accept an older home and smaller living area in exchange for a more attainable price point. Less obviously, the combination of a large lot and below-average assessed value could signal an opportunity for sweat equity or a future subdivision—though that would need to be verified with local zoning.

Frequently Asked Questions

1. How does the assessed value compare to similar homes in the area?
The assessed value of $343,000 is below the street average of $357,000 and the neighborhood average of $354,200. It’s also well below the citywide average of $390,100 for comparable homes, ranking in the top 56% city-wide. This suggests the property is priced conservatively relative to its peers.

2. Is the large lot usable for gardening, additions, or subdivision?
At 6,998 sqft, the lot is significantly larger than the street, neighborhood, and citywide averages. Whether it can be subdivided or built upon depends on Winnipeg’s zoning bylaws, which aren’t detailed here. For gardening or adding a garage, shed, or deck, the space is clearly generous.

3. How does the home’s age affect its condition or maintenance needs?
Built in 1956, the house is older than most on its street (average 1957) and considerably older than the neighborhood average (1961) and citywide average (1966). Buyers should expect typical mid-century home considerations: older plumbing, electrical, windows, and insulation. A home inspection is recommended.

4. What does “rank” mean in the property data?
The rank shows how this home compares to similar properties within a given area. For example, “top 4%” on the street means only 4% of comparable homes on Blackberry Bay have a larger living area. Rankings for land area are based on larger = better, while assessed value and year built use higher and newer = better, respectively.

5. How does this property’s value compare to others in the same price range?
At $343,000 assessed, the home offers a larger-than-average lot and a solid street ranking for living area, but a below-average assessed value for its street and neighborhood. This suggests you’re getting more land per dollar than many nearby properties, though the house itself is smaller and older. It’s a trade-off worth weighing against your priorities.