38 Boulder Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1956 bungalow-style home with 968 sq. ft. of living space on a 5,500 sq. ft. lot in Windsor Park (Winnipeg). Its assessed value sits at $346,000.

What stands out here is not the size or the lot—both are below neighborhood and city averages—but the value proposition. The home is ranked 14th out of 34 homes on its street for assessed value (top 41%), yet it has the second-smallest living area on that block. This suggests the price is driven more by location or land characteristics than square footage. The year built (1956) is older than the neighborhood average (1961), which may appeal to buyers who prefer solid postwar construction, mature trees, or established streets rather than newer infill.

The appeal lies in relative affordability within a decent citywide value tier (top 55%). For a buyer who values location over space, or who is willing to invest in renovations to increase living area, this could represent good entry-level value. It would suit first-time buyers, downsizers who don't need a large footprint, or investors looking for a property with below-average competition per square foot. The below-average living area also means lower utility and maintenance costs compared to larger homes in the area.

Five Possible FAQs

1. How does the living area compare to similar homes nearby?
At 968 sq. ft., it's about 11% smaller than the average home on Boulder Bay (1,086 sq. ft.) and about 12% smaller than the Windsor Park neighborhood average. It ranks in the bottom 12% of homes on the street for size.

2. Is the assessed value in line with the market?
Yes. The $346,000 assessment is slightly above the street average ($322,200) but below the neighborhood average ($354,200) and well below the citywide average for comparable homes ($390,100). It ranks in the top 41% on its street for value, which suggests fair pricing relative to lot size and age.

3. What’s the lot like compared to others in Windsor Park?
The lot is 5,500 sq. ft., which is close to the street average (5,447 sq. ft.) but below the neighborhood average (6,030 sq. ft.) and citywide average (6,570 sq. ft.). It's a standard urban lot for an older neighbourhood, not oversized by local standards.

4. Why is the year built considered “above average” on the street but “below average” in the neighbourhood?
The home was built in 1956. On Boulder Bay, most houses are from 1957 or later, so this is among the older homes there (top 24%). But across the broader Windsor Park area, the average home is from 1961, so this house is older than many nearby. That’s common in established areas where infill homes were built later.

5. How were the rankings calculated?
Rankings compare this property against “comparable homes” within each scope (street, neighbourhood, city). Larger living area, newer year built, larger land area, and higher assessed value all rank better. The bar length shows what share of peers you outperform, and the colour indicates performance tier—red for top, blue for average, etc. The “Avg” figures are median benchmarks for that group.