26 Canoe Bay – Property Summary

Key Characteristics & Target Buyer

This is a 1,228 sqft single-family home built in 1966 on a 5,397 sqft lot in Winnipeg’s Westwood neighborhood.

Its standout feature is the assessed value. The property’s tax assessment of $404,000 ranks 3rd out of 37 homes on Canoe Bay (top 8%), well above the street average of $356,000 and the Westwood average of $392,000. This suggests the home has been well-maintained or upgraded relative to its immediate surroundings, and that the lot and structure hold above-average value in the eyes of municipal assessment.

The living area is a touch above the street average (1,193 sqft) but below the Westwood average (1,372 sqft) — so it’s a moderately sized home for the neighborhood, not a large one. The lot, at 5,397 sqft, is smaller than both the street and community averages, which may appeal to buyers who want a manageable yard with less upkeep.

The 1966 build year is typical for the area and city-wide. That era of construction often means solid foundations and simpler layouts, but potential buyers should expect systems (furnace, roof, windows) that may be original or nearing replacement age.

Who this suits: Buyers looking for a well-positioned home on a solid street, where the property already shows above-average value. It’s less suited for someone seeking a large lot or a newer home. A first-time buyer or a small family wanting a move-in-ready home in an established, middle-ring neighborhood would likely find this a good fit. The strong street-level valuation also implies the house holds its value well relative to its immediate neighbors, which might matter for long-term resale.

Five Possible FAQs

1. How does this home compare to others on the street?
It ranks 9th out of 37 homes for living area (top 24%), 3rd for assessed value (top 8%), and 10th for age (top 27%). The lot is smaller than average on the street — ranking 24th of 37 — so this is a home that offers less land but more value per square foot than most neighbors.

2. Is the property priced fairly for Westwood?
With an assessed value above both the street and community averages, the home is positioned at the higher end for the area. This doesn’t necessarily mean it’s overpriced; it likely reflects upgrades or a premium location on the street. However, buyers should compare directly with recent sales, not just assessments, since market conditions can differ from tax values.

3. What should I look out for with a 1966 build?
Homes of this era often have galvanized plumbing, older electrical panels, and insulation that may not meet modern standards. Windows and roofing are common replacement items. It’s worth checking the age of major systems during a home inspection. On the plus side, 1960s construction in Winnipeg typically features solid wood framing and good bones.

4. Is the lot size a problem?
Not necessarily — it depends on your needs. The 5,397 sqft lot is smaller than average in Westwood, where lots tend to be generous. If you want a big backyard, this isn’t it. But many buyers in established neighborhoods prefer a smaller, easier-to-maintain yard, and the trade-off is often a better location or a higher-quality home.

5. How does this home perform city-wide compared to other Winnipeg properties?
The home sits near the middle of the pack city-wide for living area (top 48%), assessed value (top 37%), and build year (top 52%). The lot ranks slightly better — top 46%. So it’s not an outlier in any direction; it’s a solid, above-average home within the context of all Winnipeg houses.