Ronalda Higgins REALTOR

"Windwood Point" - For Sale By Tender




(On the Long Reach, near Carters Point)



Tenders will be received by the executor of the estate of the late

Thomas Johnson, architect, for the purchase of St. John River

shorefront property (approximately 4.4 acres with 510’ of beach)

and insulated summer cottage and guest cabin located in the Carters

Point area (about a five minute drive from the Westfield Ferry on

Highway 845), on the Kingston Peninsula, Kings County, New

Brunswick, being PID #00211722. Contents of the buildings (with

the exception of large appliances and garden equipment, which will

remain) are excluded but are available for purchase by the successful

bidder by separate contract.


Bids must be in excess of Five Hundred Thousand Canadian Dollars

($500,000 Cdn.) in order to be considered and must be accompanied

by a deposit of $25,000 Cdn. payable by certified cheque or bank

draft to Stewart McKelvey in Trust, which will be refunded to the

unsuccessful bidders.

The property and buildings (designed by Mr. Johnson, with

construction completed in 2010) are being sold on an ‘as is, where

is’ basis without any representations or warranties by the executor.


Upon payment of a non-refundable service fee of $200.00, the

property and buildings may be inspected by contacting:

Ronalda Higgins

(506) 650-0011


Within ten (10) days of being notified, the successful purchaser

will be required to enter into an agreement of purchase and sale

providing for the payment of the balance of the purchase price on

closing within thirty (30) days of signing, and containing such other

reasonable terms as are mutually acceptable.

Tenders should be marked “Tender to Purchase Land and Buildings

of the Late Thomas Johnson” and must be delivered or mailed to:


Executor of the Thomas Johnson Estate

c/o Stewart McKelvey

Barristers and Solicitors

10th Floor, Brunswick House

44 Chipman Hill

P. O. Box 7289, Station “A”

Saint John, NB E2L 4S6

Attention: Shelley Sommerville

Sealed tenders must be received prior to 3:00 p.m. on Wednesday,

June 15, 2016.

The most favourable or any tender will not necessarily be accepted.


Building Details of "Windwood Point"

"Windwood Point"

26 Larry’s Lane, Carters Point, Kingston Peninsula, Kings County, NB


Main House and Guest Cottage – Built 2010


A Bit About the Architect and Owner of Windwood Point – Thomas Johnson


Tom started his architectural career in Saint John, initially working with architect John

Disher and later Heinz Fleckenstein, before starting his own firm Thomas Johnson Architect

in 1982. Over the next thirty-three years, Tom created an architectural legacy of finely

designed private homes, public and institutional buildings, and commercial and industrial

facilities across Atlantic Canada.


Tom excelled in providing exemplary classical architectural designs. He worked very

closely with the Irving family on many business and personal projects across New

Brunswick. Some examples of his work include the award winning historical restoration of

CenterBeam Place, a block of Victorian buildings on King Street in Saint John. This project

was recognized nationally by Heritage Canada in 2010. Other projects include the Marco

Polo Cruise Terminal in Saint John, the Rothesay Town Hall, Kirk House and Netherwood

House student residences and the Irving Gymnasium at Rothesay Netherwood School, the

Ducks Unlimited Conservation Centre in Fredericton, and the Atlantic Salmon Federation

headquarters in St. Andrews. Tom’s projects ranged from hunting and fishing lodges to

stunning private residences along the coasts of the Bay of Fundy and Northumberland

Strait, along the banks of the Saint John and Kennebecasis Rivers and in the Town of



Windwood Point: In recent years, Tom’s passion was the design and construction of his

river and beachfront summer home, Windwood Point. Its buildings comprise:


1. a main house with screened porch entrance, bathroom, two front verandahs and

one rear verandah, large kitchen (double sink, bar sink, fridge, stove, separate large

stand-up freezer and dishwasher) and seating/living area, dining room,

breezeway/living area, master bedroom with large walk-in closet and ensuite

bathroom (shower, sink, toilet and stacked washer/dryer);


2. a separate guest cottage with screened porch entrance, front verandah, kitchen

(sink, dishwasher and space for fridge and stove), two large bedrooms and

bathroom (tub/shower, sink and toilet); and


       3. a small pump house where the pump, two pressure tanks and associated piping are

located. It is also used for garden equipment storage (Husqvarna self-propelled

lawnmower, whipper-snipper, backpack-style powerful leaf blower, doublewheeled

large wheelbarrow, hoses, tools, etc.). The pump house is insulated in the

walls/ceiling and heated, to help avoid late Fall plumbing freeze-up before the

system is drained for the Winter.


The property has approximately 510 feet of shorefront (with two moorings; and the entire

length is beach) on 4.4 acres of land near Carters Point along the Saint John River, a five

minute drive from the Westfield Ferry and ten minute drive from the Millidgeville Ferry.

Stored beneath the guest cabin is a water trampoline (was approx. $3,000 new).


Construction details of both buildings are set out below.


This information is believed to be accurate, but is not warranted in any manner by the Estate’s



  Wall construction: (i) Cape Cod siding, board and batten (30 year warranty), (ii) tar paper,

(iii) 5/8"plywood, (iv) fibreglass batt insulation, (v) vapour barrier, (vi) 1/2" plywood, and

(vii) 3/4" re-sawn clear pine.


   Roof construction: (i) 30 year asphalt shingles, (ii) ice and water shield, (iii) 3/4" tongue in

groove plywood, (iv) pre-engineered truss system, (v) minimum R60 batt insulation (truss

space filled full on vaulted ceilings), (vi) vapour barrier, (vii) 1/2" plywood, and (viii) 3/4"

re-sawn pine.


 Floor construction: (i) 2x12 floor system, (ii) 8" 2lb spray foam insulation, (iii) 2 layers of

3/4" plywood, and (iv) dark oak hardwood flooring


                   Windows and exterior doors: Marvin aluminum clad wood windows (approx. cost

  $85,000+); 3 unique oval windows were custom made by Marvin (approx. $5000/window).


                    Interior doors: Solid wood pine interior doors with Emtek door hardware.


                    Main house kitchen: large island and cabinetry built by Queenstown kitchen (approx.

                    cost $75,000).

                                       Interior trim: clear natural pine.

                                       Exterior trim: clear pine painted.


      Foundations: concrete piers 4'-0" (min.) below grade with 3'x3'x18" footings. Note: Cement

pads, footings and ceiling cribwork needed to support the future addition of fireplaces and

chimneys in the kitchen and the master bedroom have been pre-installed.


     Exterior decks and railing: decking is hemlock; railings are pressure treated; and custom

lattice is pine.


       Electrical: entrance is 200 amp; separate breaker panels in each building (master switch in

main building bedroom closet). Both buildings are wired for internet/cable service

(BellAliant installed).


                     Heat: Dimplex blower heaters/baseboard.


 Plumbing: all water lines are Pex pipe, waste lines are pvc. Pump house holds the two

pressure tanks. There are separate hot water heaters in each building.


     Septic system: the septic system was new in early 2000s; concrete tank is oversized with

large leaching field, originally designed for four camper trailers.



Ronalda Higgins Email Ronalda