64 Blackwood Bay – Property Summary

Key Characteristics & Buyer Profile

This 1,539 sqft home on Blackwood Bay in Richmond West was built in 1997 and sits on a 5,050 sqft lot. Its appeal is less about standout extremes and more about solid, above-average fundamentals in a stable, well-established area.

The living space is slightly larger than the street average (1,456 sqft) and well above the citywide median for comparable homes (1,342 sqft), ranking in the top 28% citywide. The assessed value of $493k is essentially on par with the street and neighbourhood averages, but notably above the citywide benchmark of $390k—suggesting this property holds its value relative to the broader market without being overpriced for its immediate context.

Where this home is less competitive is land area. The 5,050 sqft lot is smaller than average for both the street (5,760 sqft) and neighbourhood (6,199 sqft), ranking in the bottom 11% locally. This may limit appeal for buyers who prioritize yard space, but it also means less maintenance and potentially a lower asking price relative to larger-lot neighbours.

The home’s age is also worth considering. Built in 1997, it is newer than the citywide median (1966) but slightly older than the street average (1998). Buyers should expect a home that is past initial depreciation but not yet at the stage of major systemic replacements typical of 30+ year-old builds. In a neighbourhood where the average home is from 1993, this property fits comfortably within the existing architectural character.

Suitable buyers: This property will appeal most to buyers who want a move-in-ready home in a good suburban location with above-average interior space, but who are not fixated on a large lot or the newest finishes. It is a strong candidate for families or professionals who value square footage and assessed stability over novelty or outdoor expanse. First-time buyers in the upper price band may also find it attractive, as it avoids the trade-offs of either a smaller older home or a newly built property on a tiny lot.

Frequently Asked Questions

1. How does this home compare to others on the same street?
It ranks 16th out of 53 homes for living area (top 30%), with 1,539 sqft versus the street average of 1,456 sqft. For assessed value, it is near the middle of the pack at #28. The most notable difference is lot size—it ranks 47th out of 53, meaning most neighbours have larger yards.

2. Is the assessed value of $493,000 reasonable for this area?
Yes. The neighbourhood average assessed value is $493,600, and the street average is $492,900. The home is priced in line with its immediate comparables. Citywide, it is above average, reflecting Richmond West’s higher property values overall.

3. How much yard space does the property have, and is that a concern?
The lot is 5,050 sqft, which is below both the street and neighbourhood averages. Citywide, it sits near the median, so the lot size is not unusually small by Winnipeg standards—but it is noticeably smaller than most homes on Blackwood Bay itself. Buyers who want a garden, playset, or large deck should verify the usable outdoor space in person.

4. What condition should a 1997 home typically be in?
A home from the late 1990s often still has its original roof, furnace, and windows, most of which are approaching or past their expected lifespans. Finishes like flooring, cabinets, and countertops may be original or updated once. It is advisable to check the age of major systems during a viewing—this home is at an age where some replacements may be imminent, but not all at once.

5. How does the home perform relative to the city as a whole?
Very well for living area (top 28% citywide) and assessed value (top 21%). The year built is also among the newer homes citywide (top 19%). The land area is around the city median, meaning the trade-off is typical: you get more interior space and a newer build than much of Winnipeg, but with a lot that is not generous by suburban standards.