Property Overview: 21 Weaver Bay, Pulberry, Winnipeg

Key Characteristics & Appeal

This home at 21 Weaver Bay presents a solid, middle-of-the-road offering in Winnipeg's Pulberry neighborhood. Its primary appeal lies in its established location and balanced metrics. With 1,196 sqft of living space, it sits above the average for its own street, suggesting a slightly more spacious offering among its immediate peers. The 1962 build date is also notably older than many on the street, indicating it is part of the original fabric of this mature area.

The assessed value of $380k is consistently "around average" at every comparison level—street, neighborhood, and city-wide. This positions the property as a benchmark home, not an outlier. The lot size of just under 6,000 sqft is modest for the broader area but typical for Weaver Bay itself.

This home would suit a pragmatic buyer seeking predictability and stability rather than a standout bargain or a major project. It’s for someone who values being on a street with consistent, older homes and appreciates a size advantage over direct neighbors. The data suggests it’s not a fixer-upper relative to the street, nor is it a recent renovation; it’s a straightforward home in an established setting.

Frequently Asked Questions

1. Is this house a good value compared to others on the street?
The data indicates it is very typical. Its assessed value ranks almost exactly in the middle (Top 48%) of 69 homes on Weaver Bay, and its living area is actually above the street average. You are paying a very standard price for a slightly-above-average-sized home on this specific street.

2. How does the lot size compare?
At 5,937 sqft, the lot is slightly smaller than the street average and notably smaller than the broader Pulberry neighborhood average. This is typical for Weaver Bay, so you're not at a disadvantage relative to your closest neighbors, but the street itself generally has smaller lots than other parts of Pulberry.

3. The house was built in 1962. Is that a concern?
It is older than the average home in both Pulberry and Winnipeg overall. However, on Weaver Bay itself, it is actually newer than average (ranking in the Top 12%). This suggests the home is among the younger houses on an older, well-established street, which can be a positive for its condition relative to immediate neighbors.

4. What can the 2022 sale price tell me?
The home sold for between $350k and $400k in early 2022. Given its current assessed value of $380k, this suggests the assessment is in line with its recent market transaction. It provides a credible anchor point for its value before the recent years of market fluctuations.

5. Are the sold prices for nearby homes comparable?
The provided comparable sales show a wide range of assessed values and sizes in Pulberry, from $325k to $466k. 21 Weaver Bay’s $380k assessment sits firmly in the middle of this spectrum, reinforcing its position as a median-priced home for the area, not an over- or under-performer.