Property Overview: 276 Reg Wyatt Way, Grassie, Winnipeg

Section 1: Key Characteristics & Appeal

This is a well-situated, low-maintenance home built in 2008, offering a practical footprint in a newer Winnipeg neighbourhood. Its key appeal lies in its balance of modern construction and a below-average citywide tax assessment, suggesting potential value relative to many older city homes. With 1,479 sqft of living space, an attached garage, and a standard 5,310 sqft lot, it provides the essentials without excess.

The home suits first-time buyers or downsizers seeking a move-in-ready property without the immediate concerns or renovation costs of an older build. Its living space is modest for the immediate street but aligns with the Winnipeg average, making it efficient for smaller households. A thoughtful perspective is its position as a "relative value" play: while it ranks lower in assessed value on its own street, it sits well above the city median, indicating you may get more modern home for your dollar here than in many older neighbourhoods. The unrenovated basement presents a straightforward, clean slate for future customization.

Section 2: Frequently Asked Questions

1. Is the assessed value accurate, and what does it mean for taxes?
The assessed value of $46,300 is a key figure for municipal property tax calculations. While below average for Reg Wyatt Way, it is above average for Winnipeg overall. Taxes will be based on this assessment and the city's mill rate, likely resulting in a tax bill lower than many comparable-sized homes in newer suburbs but potentially higher than some older, centrally assessed homes.

2. What does "basement, not renovated" imply?
It indicates the basement is finished and usable but in its original 2008 condition. It’s not a dated renovation, but a blank canvas. This can be a positive for buyers who prefer to customize the space to their own taste without first demolishing someone else’s recent project.

3. How does the living space compare practically?
At 1,479 sqft, the home is about 300 sqft smaller than the average on its street. This means efficient use of space is key. It's likely better suited for a couple, small family, or individual rather than a large household needing ample room, but it aligns with the typical size of a Winnipeg home citywide.

4. The home sold in late 2020. What might have changed?
The last recorded sale was between $36.5k and $39.5k. The current assessed value is higher, reflecting municipal valuation trends. Market conditions have also evolved since 2020, so the current list price would be determined by today's market, making the exact past sale price less relevant for an offer.

5. What is the neighbourhood (Grassie) like?
Grassie is a modern, suburban neighbourhood. The 2008 build date of this home is typical for the area, meaning you'll find consistent streetscapes with homes from the 2000s and 2010s, offering newer infrastructure and similar community demographics.