41 Blackberry Bay – Property Summary
Key Characteristics & Buyer Profile
This is a 1,100 sqft home built in 1956 on a 6,001 sqft lot in the Windsor Park neighbourhood of Winnipeg. The assessed value is $383,000.
What stands out here is value relative to street and neighbourhood context. The assessed value ranks in the top 13% on Blackberry Bay and top 18% in Windsor Park, despite living area and lot size being fairly average for both. That suggests the home’s pricing reflects something beyond square footage—possibly location within the street, condition, or updates that aren’t captured in these metrics alone. The lot is slightly above average for the street but right in line with the neighbourhood, so you’re not paying a premium for extra land.
The home is older than most in the area (1956 vs. a neighbourhood average of 1961), which means it may carry original features or need updates depending on what’s been done. Citywide, the home sits near the middle of the pack for both size and value, so it’s not a standout on paper beyond the local rankings.
This property would suit a buyer who wants a solid, reasonably priced home in an established neighbourhood, and who is comfortable with an older home that may require a moderate level of maintenance or renovation. It could also work for someone prioritizing assessed value over newer construction, given the strong street-level ranking. Less obvious: the rankings suggest this home may have been thoughtfully maintained or improved relative to its immediate neighbours, which could mean fewer surprises than the age alone implies.
Frequently Asked Questions
1. How does this home compare to others on Blackberry Bay?
It ranks in the top third for living area (16th out of 52) and top 13% for assessed value. The lot is slightly above average at 6,001 sqft, while the year built is around the street median.
2. Is the assessed value of $383,000 reliable for a purchase decision?
It’s above the street and neighbourhood averages, but still within citywide norms. Assessed value isn’t the same as market price, but it suggests the home is considered higher-value locally.
3. What does “top 13%” mean in practice?
It means this home is valued higher than about 87% of other homes on the same street. That doesn’t automatically mean it’s overpriced—it could reflect upgrades, location, or lot features not visible in the data.
4. Should the 1956 build year be a concern?
It depends on what’s been updated. The home is older than the neighbourhood average (1961) and city average (1966). Roof, mechanicals, and insulation are worth checking, but an older home in a strong value ranking often means someone has invested in it.
5. What type of buyer typically considers this property?
Someone looking for a reasonably priced home in an established Winnipeg neighbourhood, likely with some interest in updating or maintaining a mid-century property. It may appeal more to value-conscious buyers than those seeking a move-in-ready newer build.