Property Overview

This is a single-family home located at Bill Briercliffe Drive #9 / 8 in Winnipeg, within the Peguis area. It has a living area of 1,180 square feet, sits on a roughly average-sized lot of 3,779 square feet, and was built to a standard typical of its immediate street. The tax-assessed value is $118,000, which is well below the citywide average of $390,100 and significantly below the average for the same street ($519,900) and same area ($488,300). In terms of assessed value, the property ranks in the bottom 1% across all three comparison levels—street, area, and citywide. Its lot size ranks in the bottom 1% on the street but in the bottom 31% for the area and bottom 23% citywide, suggesting the lot is small relative to nearby homes but not exceptionally so in the broader context.

The appeal here lies in affordability and entry-level positioning. For a buyer whose primary concern is minimizing initial cost rather than maximizing square footage or premium location, this property offers a low barrier to entry in a city where the median home value is nearly four times higher. It would suit first-time buyers, investors seeking a low-cost rental or flip opportunity, or anyone willing to trade size and prestige for a manageable purchase price. However, the extreme bottom-tier valuation also implies the home may need significant updates, is in a less sought-after pocket of the neighbourhood, or is on a smaller-than-typical lot—buyers should investigate the condition and local desirability closely. A less obvious perspective: this property could also appeal to someone prioritizing cash flow over equity growth, as low assessed value often correlates with lower property taxes, which can improve monthly affordability.

Frequently Asked Questions

1. Does a bottom 1% assessed value mean the house is in poor condition?
Not necessarily, but it’s a strong indicator. Assessed value reflects market value estimates, so a bottom-tier ranking suggests the home is among the least expensive properties in its comparison group. This often correlates with age, deferred maintenance, smaller size, or a less desirable location—but it could also be an undervalued opportunity if the home has been well-maintained but sits in an overlooked pocket.

2. How does the lot size compare to other homes in the area?
The lot is about 3,779 square feet, which is considered average for the city and area (bottom 31% locally, bottom 23% citywide). However, on this specific street, it ranks in the bottom 1%, meaning almost every other home on Bill Briercliffe Drive has a larger lot. If outdoor space or yard size is important, you may find neighbouring properties more generous.

3. Are property taxes likely to be lower than average?
Yes, generally. Since property taxes are based on assessed value, a $118,000 assessment will result in lower annual taxes compared to the typical Winnipeg home assessed near $390,000. This can be a meaningful advantage for budgeting, especially for first-time buyers or investors focused on holding costs.

4. What kind of buyer would this property best suit?
It’s best suited for budget-conscious buyers, first-time homeowners looking for an affordable entry into the market, or investors seeking a low-cost property where renovations could add value. It’s less ideal for families wanting a large yard or for buyers hoping for a turnkey home in a high-demand neighbourhood without additional work.

5. How can I get more details about the home’s condition and neighbours?
The listing suggests opening the neighbourhood analysis map to compare nearby homes by year built, living area, assessed value, and lot size. For condition specifics, you would need to request a property inspection, review any disclosed reports, or contact the seller’s agent directly.