748 Cloutier Drive

Property Overview

This 1975 bi-level home at 748 Cloutier Drive presents a distinct value proposition centered on its land and assessed value. With 1,211 sqft of living space, the home itself is notably smaller than most on its street and in the immediate area, but it sits on a substantial 29,839 sqft lot that ranks in the top 1% citywide for size. The property’s key appeal lies in this rare combination: a very modest municipal assessment ($92,200), which suggests lower property taxes, paired with an elite-sized parcel of land. It features a renovated basement and a detached garage.

The home would suit a buyer with a vision for the land itself—whether for future expansion, gardening, or simply enjoying ample private outdoor space—who is comfortable with a compact, efficient living footprint. It’s also a compelling entry point into a neighborhood where typical homes are much larger and more expensive, ideal for a value-conscious buyer or an investor looking at long-term land value. The prior sale in 2021 for $1.15M indicates a history of significant market value, highlighting a potential disparity between its current assessed value and its market price.

Frequently Asked Questions

1. Why is the living area so much smaller than neighboring homes?
This is one of the more compact homes on Cloutier Drive. Its footprint is significantly below the street average, which is a primary factor in its lower assessed value and different character compared to the larger properties surrounding it.

2. How can the assessed value be so low compared to the 2021 sale price?
Municipal assessments for property taxes are not the same as market value and can lag behind rapid market changes. The 2021 sale demonstrates the market can value the property highly, likely due to the land size and location, while the assessment remains much lower.

3. What are the real advantages of such a large lot?
Beyond privacy and space, a lot of this size (nearly 30,000 sqft) is exceptionally rare within Winnipeg city limits. It offers unparalleled potential for additions, outdoor amenities, subdivision (subject to zoning), or simply holding as a long-term asset in a city where lot sizes are typically a fraction of this.

4. Is the renovated basement included in the living area square footage?
Typically, below-grade spaces like basements are not counted in the official living area (sqft) for listings or assessments, even if they are finished. The 1,211 sqft likely refers to the above-grade living space, with the renovated basement providing additional functional room.

5. Who would this property not be suitable for?
Buyers seeking a move-in-ready home with ample interior space comparable to its neighbors may find it too compact. It’s less suited for those who prioritize immediate, large-scale indoor living areas over the long-term potential and outdoor space offered by the land.