Property Overview: 35 Colin Maxwell Bay, Grassie, Winnipeg

This two-storey home in the Grassie neighbourhood presents a balanced, move-in-ready opportunity. Built in 2001, it offers modern construction benefits without being brand new. The home features 1,582 sqft of living space, an attached garage, and a renovated basement, situated on a 6,232 sqft lot.

Key Characteristics & Appeal

The appeal of this property lies in its solid positioning within its markets. It is not an outlier but a well-placed, average-to-above-average home in many key metrics. Its living space is comfortably above the Winnipeg citywide average, offering more room than most homes in the city, while its assessed value also ranks in the top 20% citywide, suggesting good value retention. On its own street and in Grassie, it sits comfortably around the middle of the pack—neither the largest nor the smallest, which can mean less pressure from direct, extreme comparisons. The renovated basement adds immediate functional space without the need for a project.

A thoughtful perspective is that a home which is "around average" in its immediate area but "above average" citywide often represents a stable, lower-risk choice. You're buying into a established neighbourhood standard without overpaying for a street's premium, yet you still own a property that stands out positively against the broader market. The 2001 build year is a practical sweet spot: modern enough to avoid major systemic renewals (like original roof or furnace replacements common in older homes) but settled into its landscape.

This home would suit practical buyers looking for a turnkey property without extreme features. It's ideal for young families seeking space and modern layout in a stable neighbourhood, or for professionals wanting a comfortable, low-hassle home that represents sound value both locally and city-wide.

Frequently Asked Questions

1. How does the assessed value relate to the likely selling price?
The assessed value of $50.10k is for taxation purposes. The sold price history shows previous sales in the $51.5k-$54.5k range (2022) and $33.5k-$36.5k range (2016). Market conditions, the home's updated condition, and buyer demand will determine the final sale price, which typically differs from the assessed value.

2. What does the ranking data (e.g., "Top 26%" for living area citywide) actually mean?
It's a comparative benchmark. For example, "Top 26% citywide" for living area means approximately 74% of Winnipeg homes are smaller than this one. It helps you understand how the property measures up against peers on specific metrics.

3. The home sold in 2022 and is now back on the market. Is that a concern?
Not necessarily. A recent sale can be due to many life events (job relocation, family changes). It does, however, provide a very recent price point for comparison. It's worth investigating what, if any, updates were made between 2022 and now.

4. What are the advantages of a 2001-built home?
Homes from this era typically benefit from modern building codes, energy efficiency standards, and floor plans that suit contemporary living. They are often past the initial "shakedown" period where new construction flaws appear, but major components like the roof or HVAC system may be nearing their typical lifespan, so an inspection is advised.

5. How does the lot size compare, and what are the implications?
At 6,232 sqft, the lot is above the citywide average, offering good outdoor space. In the Grassie area, it's around the average, meaning it's in line with neighbourhood norms—not an oversized lot that commands a large premium, nor a small one that feels cramped. This typically translates to manageable maintenance with room for gardening or recreation.