Property score
83.3
Excellent
Overall 83.3 · Older than most nearby homes
1,934 sqft (bottom 40%) · Built in 1988 (12 yrs older than avg)
Located in a high-income area with median household income of ~93k
Transit 68.0 · 4-min walk to transit with 2 nearby routes · Within 500m: 1 dining spot, 1 park, 1 fuel station, and 3 place of worships nearby
Living Area
Near average
7% smaller than neighborhood avg.
Year Built
Below average
12 yrs older than neighborhood avg.
Mother tongue
English · 70%French · 9%
Past 10 years Normand Park sales snapshot (~80% of all data)
138
599.9k
$343/sqft
2000
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83.3 is composed by the two sections below.
Property Score
Community Score
Normand Park
How to read: Share of sales in each ~$50k price band for “normand park” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46110939
$93K
Median household income
$138K
Average household income
4%
Low income (LIM-AT)
0.3
Income inequality (Gini)
3.8
P90 / P10 ratio
29%
Single-person households
24%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
38 Reese Cove — 6 amenities found within 500 m, across 4 categories, including 1 dining (nearest 193 m), 1 parks (nearest 468 m).
Normand Park · WPS public data · 2025
Annual incidents
24
2025
vs. city avg
-19%
relative to avg
Year-over-year
▲ +41%
vs. prior year
Primary type
Property
88%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 1% | Bottom 46% | Top 9% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
38 Reese Cove is a well-established, spacious home in Winnipeg's Normand Park neighborhood. Built in 1988, it sits on a 5,605 sqft lot and offers 1,934 sqft of living space with a current assessed value of $510,000.
Key Characteristics & Appeal
This home’s primary appeal lies in its generous interior space relative to its price point. With living area rankings in the top 20% on its street and top 12% city-wide, it offers more square footage than most Winnipeg homes. This makes it a strong value-for-space proposition, particularly for growing families or those who prioritize room to spread out.
The assessed value tells an interesting story: it's above average for the city overall, but below the average for the Normand Park area. This suggests you are acquiring a larger home in a established neighborhood, but potentially at a more accessible price point than some of the area's newer or more renovated properties. The lot size is manageable, offering outdoor space without being burdensome to maintain.
It would best suit practical buyers looking for space and value in a mature neighborhood. It’s ideal for those who see potential in a solid 1980s build and are comfortable with a home that may require updates to align with modern tastes. It’s less suited for buyers seeking a new construction, a premium lot size, or a property at the very top end of the neighborhood's market.
Frequently Asked Questions
1. How does the sold price from 2022 relate to the current assessed value?
The home sold for an estimated $550k-$600k in mid-2022. The current assessed value of $510k may reflect market adjustments since that peak, providing a grounded baseline for valuation.
2. What does it mean that the home is "below average" for the neighborhood in assessed value?
This typically indicates that, compared to other homes in Normand Park, this property may be more modest in finish, style, or updates. It can represent an opportunity to enter the neighborhood at a relatively lower point, with the understanding that comparable homes nearby average a higher value.
3. Is the living area efficiently configured?
The data confirms the home is spacious, but the layout is not detailed here. A home of this age and size may have a more traditional room division compared to modern open-concept plans. Viewing the floor plan is essential.
4. How does the lot size impact future potential?
At 5,605 sqft, the lot is slightly smaller than the street and area averages. This is still a good-sized urban lot, but it may impose some limitations on large-scale additions or pool installations compared to properties on larger lots.
5. Where can I get verified sale history and exact figures?
The site notes that exact sold prices are not displayed publicly due to industry rules. You can request the exact transaction history by emailing the site directly for a manual lookup, which they provide without using your email for marketing.
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