17 Carolyn Bay — Property Summary

Key Characteristics & Buyer Profile

This 946 sq ft home on a notably large 8,452 sq ft lot sits in Windsor Park, a well-established Winnipeg neighbourhood. Built in 1972, the property ranks among the newer homes on its street (2nd of 10) and well above the community average, where most homes date to the early 1960s. Its assessed value of $402,000 sits comfortably above the neighbourhood average of $354,000, placing it in the top 8% locally. While the living area is slightly below both the neighbourhood and city averages, the land size is a standout feature—it's the largest lot on the street, and among the top 10% citywide. This creates a clear trade-off: a modestly sized home on an unusually generous piece of land.

The appeal here is for buyers who value outdoor space and are willing to work with a smaller interior footprint. The lot offers room for additions, gardens, workshops, or simply privacy in a mature neighbourhood. Buyers should also note the above-average property tax assessment relative to the area, which reflects the land value more than the house itself. This property would suit someone looking for a solid, older home with expansion potential, or a buyer who prioritizes yard size and location over square footage. It's less suited to those needing a large interior right away or wanting a move-in-ready home without compromises.

Frequently Asked Questions

1. Why is the assessed value higher than the neighbourhood average if the house is smaller?
The value is driven primarily by the lot size. At 8,452 sq ft, the land is significantly larger than typical lots in Windsor Park, and property assessments in established areas weigh lot size heavily.

2. Is the home a good candidate for renovation or an addition?
Potentially, yes. The large lot provides flexibility, but any plans would depend on zoning rules, setback requirements, and whether the existing foundation and structure can support an addition. A builder or architect familiar with Windsor Park's regulations should be consulted early.

3. How does the 1972 build year affect maintenance or efficiency?
Homes from this era often have original windows, insulation, and mechanical systems. Energy efficiency may be lower than newer builds, and major systems may need updating. However, a 1972 home is newer than most in the area, which may mean fewer deferred repairs than a 1960s property.

4. Is a 946 sq ft home suitable for a family?
That depends on the family's needs. The interior is compact, which can work for a couple, a small family, or someone living alone. Families with older children or those who need multiple dedicated rooms may find it tight, though the lot offers outdoor flexibility.

5. What is the neighbourhood like in terms of schools, amenities, and resale?
Windsor Park is a mature, residential area with established schools, parks, and local shopping. Homes here tend to hold value, but resale appeal for this property will hinge on how the lot is used—buyers in the future may pay a premium for the land, but a dated or very small home could limit interest from certain buyers.