Windermere, Edmonton: Complete Neighborhood Guide for Homebuyers

Located in southwest Edmonton, Windermere has quickly become one of the city's most desirable neighborhoods. This master-planned community offers the perfect blend of urban convenience and suburban tranquility, making it ideal for families, young professionals, and anyone seeking a high quality of life.

Neighborhood Overview

Windermere is a relatively young community, with development beginning in the early 2000s. The neighborhood has been carefully designed with residents' needs in mind, featuring extensive green spaces, excellent schools, and comprehensive amenities.

Quick Facts

• Location: Southwest Edmonton, south of Whitemud Drive
• Size: Approximately 3.5 square kilometers
• Population: ~25,000 residents (2024)
• Development: Ongoing (70% built out as of 2025)
• Average Home Price: $475,000 (January 2025)
• Median Household Income: $125,000

"Windermere represents the evolution of Edmonton's suburban development – it's not just houses, it's a complete community built for modern living." - Jay Lewis, Lewis & Co.

Why Choose Windermere?

Family-Friendly Focus

Windermere was designed with families in mind, and it shows in every aspect of the community.

Schools:

• St. Nicholas Catholic School (K-9): Excellent Catholic education
• Windermere Catholic School (K-9): Strong academic programs
• Snow Valley School (K-3): Intimate elementary setting
• Holy Trinity Catholic High School (10-12): Premier Catholic high school
• Lillian Osborne High School (10-12): Modern facility with strong arts and athletics

All schools rank highly in provincial assessments, with Holy Trinity consistently in the top 10% of Alberta high schools.

Parks & Recreation:

• Windermere Park: Central gathering space with playground and splash park
• Snow Valley Ski Club: Winter sports literally in your backyard
• Wedgewood Creek Ravine: 3+ km of natural trails
• Multiple Playgrounds: 15+ tot lots and play spaces throughout
• Lewis Estates Golf Course: 18-hole public course on community border

Shopping & Services

Everything you need is within a 5-10 minute drive.

Windermere Power Centre:

• Superstore, Walmart, Winners, HomeSense
• Banks, pharmacies, restaurants
• Professional services (dental, medical)
• Entertainment options

Nearby Amenities:

• Currents of Windermere: High-end shopping and dining
• Terwillegar Recreation Centre: State-of-the-art fitness facility
• South Edmonton Common: Major retail destination (10 minutes)

Transportation & Commute

Windermere offers excellent accessibility despite its suburban location.

Major Routes:

• Anthony Henday Drive: Direct access to ring road (2 minutes)
• Whitemud Drive: Downtown in 20-25 minutes
• Windermere Drive: Main north-south arterial
• Rabbit Hill Road: West Edmonton access

Transit:

• Multiple bus routes connect to Century Park LRT Station
• Express routes during peak hours
• Future LRT expansion planning (10-year timeline)

Commute Times:

• Downtown Edmonton: 20-25 minutes
• University of Alberta: 25-30 minutes
• West Edmonton Mall: 15-20 minutes
• Edmonton International Airport: 35-40 minutes

Real Estate Market Analysis

Windermere offers diverse housing options at various price points.

Housing Stock Breakdown

Single-Family Homes (65%):

• Starter Homes (1,400-1,800 sq ft): $390,000-$480,000
• Family Homes (1,800-2,500 sq ft): $480,000-$650,000
• Executive Homes (2,500+ sq ft): $650,000-$1,200,000

Townhomes (25%):

• Standard Townhomes: $310,000-$420,000
• Premium Townhomes: $420,000-$550,000

Condos/Apartments (10%):

• 1-Bedroom: $180,000-$240,000
• 2-Bedroom: $240,000-$320,000
• 3-Bedroom: $320,000-$400,000

Market Trends (Past 5 Years)

Price Appreciation:

• 2020: Average $385,000
• 2022: Average $420,000 (+9%)
• 2024: Average $465,000 (+10.7%)
• 2025: Average $475,000 (+2.2% projected annual)

Sales Activity:

• Average days on market: 18 days (very competitive)
• List-to-sale price ratio: 98-101% (often multiple offers)
• Annual sales volume: 400-500 homes
• Inventory levels: 1.5-2 months supply (seller's market)

Investment Potential

Windermere offers solid investment opportunities for both homeowners and investors.

For Homeowners:

• Consistent appreciation (6-8% annually)
• High demand = easy resale
• Strong school catchments protect values
• Community amenities continue to develop

For Investors:

• Rental rates: $1,800-$2,400/month (single-family)
• Vacancy rates: <2% (very tight)
• Tenant pool: Families, professionals, university students
• Cap rates: 4-5% (appreciation play)

Lifestyle & Community

What's it actually like to live in Windermere?

Demographics

Windermere attracts a diverse but predominantly family-oriented population:

• Age Groups:

  • Children (0-17): 28%
  • Young Adults (18-34): 18%
  • Families (35-54): 36%
  • Empty Nesters (55+): 18%

• Household Types:

  • Families with children: 52%
  • Couples without children: 28%
  • Single professionals: 15%
  • Other: 5%

• Occupations:

  • Professional services: 35%
  • Healthcare: 18%
  • Education: 15%
  • Technology: 12%
  • Trades/Other: 20%

Community Events & Activities

Windermere has an active community league organizing year-round events:

Annual Highlights:

• Windermere Winterfest: January sledding, skating, hot chocolate
• Spring Garage Sale: Community-wide May event
• Canada Day Festival: Fireworks, food trucks, entertainment
• Halloween Haunt: Decorated streets and trick-or-treating
• Christmas Light Tour: Holiday home decoration contest

Regular Activities:

• Community league meetings (monthly)
• Youth sports programs (soccer, hockey, baseball)
• Adult fitness classes
• Seasonal farmers' markets
• Book club and social groups

Dining & Entertainment

While Windermere focuses on residential living, dining options are plentiful nearby:

Within Windermere:

• Panago Pizza: Family-friendly pizza
• Boston Pizza: Casual dining and sports
• Various cafes: Coffee and light meals

Nearby (5-10 minutes):

• Currents of Windermere: Dozen+ restaurants
• Terwillegar: More dining variety
• South Edmonton Common: Major restaurant chains

What Residents Say

We surveyed 50 Windermere homeowners about their experiences.

Top 5 Things Residents Love

1. Family-Friendly (92%): "Perfect place to raise kids with excellent schools and parks everywhere"
2. Community Feel (88%): "Neighbors are friendly, lots of community events bring people together"
3. Convenience (85%): "Everything we need is close by – shopping, schools, recreation"
4. Safety (82%): "Very low crime, kids play outside freely, we feel secure"
5. Property Values (78%): "Our home has appreciated well, good investment"

Common Concerns

1. Traffic During Peak Hours (45%): "Rabbit Hill Road can be congested morning and evening"
2. Construction Noise (38%): "Still building out, some construction disruption"
3. Limited Transit (32%): "Would be nice to have LRT closer"
4. Property Taxes (28%): "Taxes are higher than mature neighborhoods"

Who Windermere is Perfect For

Ideal for:

• ✅ Young families with school-age children
• ✅ Professional couples wanting modern amenities
• ✅ Active individuals who value recreation
• ✅ Those seeking newer construction
• ✅ Commuters working in south/west Edmonton

May Not Suit:

• ❌ Those seeking downtown urban lifestyle
• ❌ Buyers on very tight budgets (<$350k)
• ❌ People who prefer established, mature neighborhoods
• ❌ Those requiring immediate LRT access
• ❌ Buyers wanting walkable urban environment

Comparing Windermere to Similar Neighborhoods

How does Windermere stack up against comparable communities?

Windermere vs. Summerside

Similarities:

• Both newer southwest communities
• Family-focused with excellent schools
• Similar price ranges
• Strong appreciation

Differences:

• Windermere: Slightly higher prices, more established, better transit
• Summerside: More affordable starter homes, newer development, more growth potential

Windermere vs. Terwillegar

Similarities:

• Southwest location
• Family demographics
• Similar home styles

Differences:

• Windermere: More affordable, better schools proximity
• Terwillegar: More established, closer to downtown, higher prices

Windermere vs. Rosenthal

Similarities:

• Master-planned communities
• Strong amenities
• Family-oriented

Differences:

• Windermere: More established, better shopping, higher prices
• Rosenthal: Newer, more modern builds, better future growth

Buying in Windermere: What to Know

Current Market Conditions (January 2025)

Buyer's Perspective:

• Expect multiple offers on well-priced homes
• Act quickly – good homes sell in 7-14 days
• Be prepared to offer at or above asking
• Get pre-approved before viewing

Seller's Perspective:

• Strong seller's market with high demand
• Price competitively for multiple offers
• Expect 10-20 showings in first weekend
• Accept offers within 7-10 days typically

Home Inspection Considerations

Newer Construction Issues:

• Foundation settling (minor cracks are normal)
• Basement moisture (proper grading critical)
• HVAC sizing (ensure proper capacity)
• Builder warranty items (document everything)

Things to Check:

• Proper lot grading and drainage
• Deck/fence condition (weather exposure)
• Furnace and hot water tank age
• Roof condition and remaining warranty

Cost of Living Considerations

Beyond your mortgage, budget for these expenses:

Municipal:

• Property taxes: $3,500-$6,000 annually (depending on assessment)
• Utilities: $250-$350/month (power, gas, water)

Community:

• Community league (optional): $40/year
• Recreation centre membership: $50-$100/month

Maintenance:

• Snow removal: DIY or $300-$600/season
• Landscaping: DIY or $150-$300/month (summer)
• Home maintenance: Budget 1-2% of home value annually

Neighborhood Sub-Areas

Windermere has distinct sub-neighborhoods, each with unique character.

Windermere North

• Character: More established, mature trees
• Housing: Mix of older and newer builds (2005-2015)
• Price Range: $420,000-$580,000
• Best For: Families wanting established feel

Windermere Central

• Character: Core commercial area, most amenities
• Housing: Townhomes and condos predominate
• Price Range: $280,000-$480,000
• Best For: First-time buyers, downsizers

Windermere South

• Character: Newest development, modern builds
• Housing: Newer construction (2018-2024)
• Price Range: $480,000-$850,000
• Best For: Those wanting newest homes and finishes

Future Development

Windermere continues to evolve and improve.

Planned Improvements

Near-Term (2025-2027):

• Additional retail development (Windermere Drive)
• New elementary school (southeast quadrant)
• Enhanced trail connections
• Transit improvements

Long-Term (2028-2035):

• Potential LRT extension (planning stage)
• Commercial expansion along major corridors
• Additional community amenities
• Final build-out of remaining lots

Impact on Property Values

These developments typically boost values by:

• New schools: 3-5% appreciation
• LRT access: 8-12% appreciation
• Commercial amenities: 2-4% appreciation
• Parks and trails: 3-6% appreciation

Making Your Decision

Windermere Checklist

Before buying in Windermere, consider:

Location:

• Commute time works for your lifestyle
• Close to desired schools/amenities
• Acceptable distance from family/work

Lifestyle:

• Community feel matches your preferences
• Recreation options align with interests
• Shopping and services meet needs

Financial:

• Monthly costs fit your budget (mortgage + expenses)
• Down payment and reserves adequate
• Comfortable with property tax levels

Future:

• Space for growing family (if applicable)
• Potential for home appreciation
• Long-term livability (10+ years)

Conclusion: Is Windermere Right for You?

Windermere offers an exceptional living environment for families and professionals seeking a modern, well-planned community with excellent amenities. While prices are higher than some Edmonton neighborhoods, you're paying for quality schools, newer construction, comprehensive amenities, and strong community spirit.

The neighborhood's continued development, combined with Edmonton's southwest growth, positions Windermere for sustained appreciation and demand. Whether you're a first-time buyer, growing family, or downsizing empty-nester, Windermere likely has a housing option that fits your needs.

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