Property Overview: 35 Cotter Circle, River Park South, Winnipeg
Key Characteristics & Appeal
This 2006-built home in River Park South offers nearly 2,000 square feet of living space on a 6,228 sqft lot. Its key appeal lies in its above-average size and modern age compared to most homes in Winnipeg, providing a move-in-ready canvas in a well-established neighbourhood. The data reveals a nuanced position: while the home is larger and newer than the vast majority of city and neighbourhood comparables, its assessed value of $526k is notably below the average for its own street. This suggests a potential value opportunity for a buyer seeking more house for the money on a street of generally higher-valued homes.
The property would suit practical buyers looking for space and modern construction without a premium price tag. It’s ideal for a growing family seeking a long-term home in a mature area, or for value-conscious purchasers who recognize that a below-street-average assessment can be an advantage. The appeal is grounded in solid, quantifiable metrics rather than luxury finishes, offering a smart compromise between size, age, and investment.
Frequently Asked Questions
1. Is the assessed value a reliable indicator of the likely selling price?
Not directly. The assessed value is for municipal tax purposes. The fact that it's below the street average could indicate different factors, such as the home’s specific condition or updates needed, which a buyer should investigate. Market conditions ultimately determine sale price.
2. How does the home’s size compare practically?
At 1,995 sqft, it is significantly larger than the Winnipeg average (~1,342 sqft) and the River Park South average (~1,410 sqft). This places it comfortably in the top 11% of homes in the area for living space, offering ample room for family living.
3. The home sold in 2016. What can that price tell me?
The historical sold price (listed between $350k-$400k) is a point of reference, but it reflects the market nearly a decade ago. Its primary use is to show historical ownership turnover, not to predict current value, especially given significant market changes since then.
4. What does "below average" for assessed value on its street mean?
On Cotter Circle, the average assessed value is about $554k. This home’s $526k assessment ranks 14th out of 18 homes. This isn't inherently negative; it can mean the home is perceived as having a lower taxable value, which might translate to slightly lower property taxes and could represent a buying opportunity if the home’s condition is good.
5. Where can I get verified sale history and exact past prices?
The site notes that due to industry rules, exact MLS sales data is not displayed publicly. You can request a manual lookup of the full transaction history by emailing the provided contact, which will supply verified figures directly.