24 Bibeau Bay – Property Summary

Key Characteristics & Appeal

This is a 1,056 sqft single-family home built in 1961, sitting on a 5,767 sqft lot in Windsor Park. The property’s standout feature is its age relative to the street: it ranks in the top 12% for older construction on Bibeau Bay, meaning it’s one of the earlier-built homes in that immediate area. That can be a positive for buyers who prefer mature neighbourhoods with established trees and larger lot layouts common to that era, though the lot itself is slightly smaller than the street average.

The assessed value is $330,000, which is below both the street and neighbourhood averages. This positions the home as a potentially more affordable entry point into Windsor Park, a neighbourhood that itself sits around the middle of the pack citywide for both living area and value. The living area is slightly above the street median but below the citywide average for comparable homes—so you’re getting a space that’s respectable for the street but not oversized by Winnipeg standards.

This property would suit buyers who are comfortable with a home that has good bones in a settled area, rather than looking for something newly built or turnkey. It may appeal to first-time buyers or those looking to build equity through gradual updates, as the lower assessed value relative to the neighbourhood leaves some room for added value over time. It’s less suited for someone who wants a move-in-ready home with modern finishes or a large lot.

Five Possible FAQs

1. How does the lot size compare to other homes in Windsor Park?
The lot is slightly below average for both the street and the neighbourhood. Windsor Park lots average around 6,030 sqft, so this one is about 4% smaller. Citywide, it’s still in the top 38% for lot size among comparable homes.

2. Why is the assessed value lower than the street average?
Assessed value reflects market conditions at a set point in time and is influenced by factors like condition, updates, and specific location within a street. This home’s value ranks 68th out of 76 homes on Bibeau Bay, suggesting it may have fewer recent upgrades or a less premium position than others on the same street. It’s worth noting assessed value is not the same as market price.

3. Is the home old enough to have significant maintenance concerns?
Built in 1961, the home is over 60 years old. While older construction often means solid framing and good location, it’s reasonable to expect aging systems (roof, furnace, windows, foundation) may need attention. A pre-purchase inspection would be wise, especially since the lower assessment might hint at deferred maintenance.

4. How does the living area compare to other homes in the area?
At 1,056 sqft, the home is slightly above the Bibeau Bay average of 1,081 sqft and roughly on par with the Windsor Park average of 1,091 sqft. It’s below the citywide average (1,342 sqft) for comparable homes, so it’s a compact footprint by broader Winnipeg standards.

5. What do the rankings mean in practical terms?
The rankings compare this property to similar homes on the street, in the neighbourhood, and citywide. For example, “top 12% for year built on the street” means only 8 of 76 homes on Bibeau Bay are older. A lower percentage rank (like top 89% for assessed value) means most homes on the street are valued higher. The bar charts and colour gradients on the neighbourhood analysis page give a visual sense of where this home sits relative to the middle of the range.