2022 Raised Bungalow on Quiet Cul-de-Sac in Black Creek

Property details for 2756 Arrowsmith Court, Fort Erie

Type: Residential
Style: Raised bungalow
Bedrooms: 3
Bathrooms: 2
Lot Size: 34.6 x 102.4 FT ; 132' Deep on Long Side
Stories: 1
Basement: Full, Separate entrance
Parking: Attached Garage, Garage
Heating: Forced air, Natural gas
Cooling: Central air conditioning
Exterior: Brick, Stone
Ownership: Freehold
Annual Taxes: $6,983

This 2022 raised bungalow sits at the end of a quiet dead-end street in Black Creek, and it's a solid 3-bed, 2-bath with over 1,800 square feet of finished living space (that's my estimate from the layout, not the official number). The main floor is all open concept, with vaulted ceilings and tons of natural light. Kitchen's the centerpiece: a 7+ foot island, black quartz counters, a walk-in pantry, and LG appliances. Oak stairs with iron railings lead up to a primary suite that's set apart from the other bedrooms; it's got a walk-in closet plus an ensuite with double vanity and a tile shower. Two more bedrooms share a 4-piece bath on the main level, and there's a laundry closet right there too. Basement is full and unfinished, but boasts high ceilings and its own separate entrance, so you could easily add a suite or just use it for storage. Outside, the lot is pie-shaped, so the backyard feels bigger than the 102-foot depth suggests, and it's fully fenced. There's an above-ground pool and a huge covered deck off the kitchen, which is great for summer hangouts. Parking is a breeze with the attached garage and driveway space for 6 cars. It's priced at $879,900, which is above the $424K median for this area, but you're paying for the newer build and the cul-de-sac location. Plus, you're only about 5 minutes from the QEW, and just down the road from Dick & Jennys for a bite.

About 2756 Arrowsmith Court, Fort Erie — Property Score

Prime Location

Score: 58/100

Value

Priced 42.5% above area median of $617,500 based on 217 comparable properties nearby 6

Stable pricing - no price changes since original listing date 50

Size

3 bedrooms - 1 fewer than similarly priced 4-bedroom homes nearby 48

2 bathrooms - 1 fewer than similarly priced properties nearby 48

3,543 sqft lot - a compact lot for the area 55

Location

$91K median household income - above the Canadian average of $70K 75

91% of residents hold postsecondary credentials - a highly educated neighbourhood 98

92% homeownership rate - indicating a stable, owner-occupied community 94

81% of residents commute under 30 minutes - excellent commuter accessibility 95

612/km² population density - a low-density residential area 65

Market

Just listed - area average is 49 days on market 100

-16.6% median price change over 1 month - declining prices in the area 1

45.2 months of housing supply - 271 active listings with 6 sold last month (buyer's market) 40

Features

6-car garage - consistent with the area average 95

Full, Separate entrance basement 55

efficient gas forced air heating 80

Central air conditioning - whole-home cooling 90

Pool - premium features that add significant value 65

Investment

0.79% effective tax rate ($6,983/yr) - below the Canadian average of ~1% 76

8% renter population - primarily owner-occupied area 39

Quality

Condition

Listing

42 photos provided - 17% more than the area average of 36 photos 92

6 of 7 key property details provided (86%) - comprehensive listing with excellent detail 86

* This property score is an approximate estimate based on publicly available data, nearby comparable listings, and automated analysis. Scores are for informational purposes only and should not be relied upon as professional appraisals or investment advice. Actual property values may vary. We recommend consulting a licensed real estate professional for accurate assessments.