90 Duluth Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1,290 sqft home built in 1964 on a 5,742 sqft lot, located in the Windsor Park neighbourhood of Winnipeg. The property sits on Duluth Bay, a street where homes are generally above average in size and assessed value compared to similar properties in the immediate area. The house ranks in the top 24% for living area on its street and top 11% within the neighbourhood overall, though it lands closer to the citywide average when compared across all of Winnipeg. Its assessed value of $391,000 follows a similar pattern—strong relative to the street and neighbourhood, but right around the citywide median.

The land area is the one metric where this property falls short relative to its immediate neighbours, ranking in the bottom 15% on Duluth Bay. The lot is still larger than many citywide, but buyers used to more generous yards in Windsor Park may find it compact.

Where the appeal lies: The home offers a noticeably larger floor plan than most homes in the neighbourhood, built in a period (mid-1960s) that often appeals to buyers looking for solid construction and established character. The assessed value suggests the property has held or gained ground relative to the street, which may indicate a well-maintained home or recent upgrades. The combination of above-average living space with a slightly smaller lot could suit buyers who prioritize interior square footage over outdoor space.

What type of buyer it would suit: Someone looking for a move-in ready home in a settled neighbourhood with good street-level comparables. First-time buyers or those downsizing who don’t need a large yard but want more interior room than typical for the area. Also, buyers who value being toward the top end of the street’s value range rather than needing to invest heavily to catch up.

Frequently Asked Questions

1. Is the smaller lot a concern for resale value?
It depends on the buyer. On this street, larger lots are the norm, so a smaller lot may limit appeal to families wanting big yards. However, the above-average living area and solid assessed value suggest the property is already well-positioned. If future owners prefer low-maintenance outdoor space, this could be a selling point rather than a drawback.

2. How does the 1964 build date compare to other homes in the area?
It’s slightly newer than the street average (1963) and neighbourhood average (1961), so it’s not the oldest home around. Citywide, the median is 1966, so it’s a bit earlier than that. Homes from this era in Winnipeg often have good bones, but specific condition and any renovations matter more than the year alone.

3. What does “assessed value” of $391,000 actually mean for my mortgage or taxes?
Assessed value is used to calculate property taxes. In Winnipeg, the assessed value is set by the city and doesn’t always match market price. The property’s ranking (top 22% on the street) indicates it’s valued higher than most neighbours, which could mean higher taxes but also reflects relative desirability. Your lender will use the purchase price, not the assessed value, for mortgage approval.

4. How does 1,290 sqft compare to typical homes in Windsor Park?
It’s well above the neighbourhood average of 1,091 sqft. That extra space likely translates to larger rooms or an extra bedroom or den compared to many nearby homes. For buyers who find older bungalows in Windsor Park too cramped, this property offers a noticeable upgrade in interior size without moving to a pricier area.

5. What’s the neighbourhood like around Duluth Bay?
Windsor Park is a mature, established area east of downtown Winnipeg, with a mix of post-war homes, tree-lined streets, and proximity to the Seine River trails. Duluth Bay itself is a short, quiet street—likely low traffic. The trade-off for being close to the city is that some lots are smaller, and homes may need updating depending on the specific property. It’s a solid middle-ground neighbourhood, not trendy but stable and family-friendly.