91 Tolcross Gate – Property Summary

Key Characteristics & Buyer Profile

This 1990-built home in Whyte Ridge offers 1,238 sqft of living space on a 4,200 sqft lot, with a current assessed value of $479,000. The property ranks well on its immediate street—top 32% for living area, top 27% for assessed value, and top 29% for land size—meaning it holds its own against direct neighbours. However, the picture shifts at the neighbourhood level: both living area and land size fall well below Whyte Ridge averages (the area skews toward larger homes and lots). Citywide, the home performs solidly, especially on assessed value (top 23%) and year built (top 22%), reflecting a newer-than-average Winnipeg stock.

The appeal here is balance. It’s not the biggest or most valuable house on its block, but it’s competitive street-side and avoids the premium attached to many Whyte Ridge properties. The 4,200 sqft lot is modest for the area—most neighbours have roughly 50% more land—which keeps the purchase price more accessible than surrounding homes. This property would suit buyers who want a reasonably modern, well-positioned home in a family-friendly neighbourhood without paying for extra square footage or a large yard they don’t need. It’s a practical choice for someone who values location over outright space, or for those who see the smaller lot as less upkeep rather than a drawback.

Frequently Asked Questions

1. How does the assessed value compare to the sale price I might expect?
The $479,000 assessment is a baseline, not a market price. It ranks above average on the street and citywide but below average in Whyte Ridge. In practice, sale prices often reflect demand for the neighbourhood’s schools and amenities, so expect the final price to land somewhere between the street-level strength and the neighbourhood-level discount.

2. Is a 4,200 sqft lot unusually small for Whyte Ridge?
Yes, relative to the area. Most comparable homes in Whyte Ridge sit on lots averaging 6,175 sqft, so this lot is roughly 32% smaller. That said, it’s not unusually small citywide—many Winnipeg homes have similar or smaller lots. The trade-off is a lower entry price and less yard maintenance.

3. Why is the living area “below average” in the neighbourhood but “around average” citywide?
Whyte Ridge contains many homes built in the mid-1990s with larger floor plans (neighbourhood average is 1,666 sqft). Citywide, the average for comparable homes is 1,342 sqft, so this unit’s 1,238 sqft is much closer to the norm. The discrepancy simply reflects the neighbourhood’s bias toward bigger homes.

4. What does the “Top 22%” ranking for year built mean citywide?
It means this 1990 home is newer than roughly 78% of comparable properties across Winnipeg. Many older housing stock in the city dates to the 1960s and 1970s, so a 1990 build offers structural updates (likely better insulation, electrical, and foundation practices) without being brand new.

5. Is there a risk that the property is overpriced for the lot size?
Not necessarily, but it depends on what matters to you. The smaller lot is already reflected in the assessed value being below the neighbourhood average. If you value a low-maintenance yard and a quieter street position, the smaller lot could actually be a feature. However, if you plan to expand the home or need significant outdoor space, you’ll be constrained compared to neighbours.