1197 Cottonwood Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1963 bungalow-style home in Windsor Park with 1,004 square feet of living space on a 5,291-square-foot lot. Its assessed value of $367,000 sits slightly above street and neighbourhood averages, but the property ranks in the bottom third locally for both living area and lot size—meaning it’s one of the smaller, tighter parcels on Cottonwood Road.
The appeal here is not about square footage or yard space. It’s about relative value in a city where comparable homes average $390,100. This property undercuts that benchmark by roughly $23,000, while still carrying an assessed value well above the neighbourhood median of $354,200. In other words, it’s priced in a sweet spot: it’s not the cheapest home in Windsor Park, but it’s noticeably below the citywide norm for similar houses.
This property would suit buyers who prioritize location and affordability over elbow room. First-time homeowners or downsizers who don’t need a large footprint may find it practical. The smaller lot also means less exterior upkeep, which could appeal to someone who wants a house without a big yard commitment. What’s less obvious is that the home’s year built (1963) ranks in the top 19% of the neighbourhood—older than many nearby, but that often signals better construction quality in this era, as well as mature landscaping and established streets. A buyer who appreciates mid-century character and is willing to compromise on total space could get strong value here.
Frequently Asked Questions
1. How does the living area compare to other homes in Windsor Park?
It’s below average. At 1,004 square feet, this home ranks in the bottom 27% of the neighbourhood (2,409 out of 3,307). Most comparable homes in the area are around 1,091 square feet, so you’re giving up roughly 87 square feet compared to the typical Windsor Park property.
2. Is the assessed value reasonable for what you get?
Yes, relative to the city. The $367,000 assessment is about 6% below the citywide average for comparable homes ($390,100). On the street, it’s only slightly above the average ($361,500), so it’s in line with immediate neighbours.
3. How old is the house, and is that a concern?
It was built in 1963, which makes it older than about 80% of homes in Windsor Park. That can be a positive if you value solid mid-century construction and established neighbourhoods, but you’ll want to budget for potential updates to systems (plumbing, electrical, windows) typical of a home of this age.
4. Why is the lot considered small?
At 5,291 square feet, it’s in the bottom 6% of lots on Cottonwood Road and bottom 19% in the neighbourhood. The average lot in Windsor Park is 6,030 square feet. It’s still a standard city lot, just on the compact side—less mowing, less privacy from neighbours.
5. Who would this property not suit?
Anyone who needs a large yard, a big finished basement (not mentioned in the data), or a newer home with modern finishes would likely find it too small or too dated. It’s also not ideal for an investor expecting top resale value per square foot—smaller homes often appreciate more slowly than larger ones in the same area.