Property Overview: 18 Pinetree Crescent, Riverbend, Winnipeg

Key Characteristics & Appeal

This 1,148 sqft bungalow, built in 1989, presents a solid, middle-of-the-road offering in the established Riverbend neighborhood. Its primary appeal lies in its stability and relative value within its immediate context. While the home’s size and lot (4,986 sqft) are consistently around the average for its street and area, its assessed value of $422k stands out as above average for Pinetree Crescent, suggesting it is viewed favorably compared to its direct neighbors. This creates an interesting position: the home isn't the largest or newest on the block, but it holds a stronger valuation, which could indicate better upkeep, desirable upgrades, or a premium lot location.

The property suits practical buyers looking for a move-in-ready home in a mature neighborhood without extreme peaks or valleys in its metrics. It’s for someone who values consistency—a home that performs reliably across various comparisons (street, neighborhood, city) rather than excelling in one specific area. A thoughtful perspective is that this home may represent a "sweet spot" of lower maintenance than an older city-wide average home, yet with more established landscaping and community feel than newer subdivisions. Its last known sale was between $350k-$400k in mid-2020.

Frequently Asked Questions

1. Why is the assessed value above average for the street when other features seem average?
This often reflects factors like recent renovations, quality of finishes, a favorable lot (e.g., backing onto greenspace), or superior overall condition compared to neighboring homes. It suggests the property has attributes that the municipal assessment recognizes as adding value.

2. How does the 2020 sale price relate to the current assessed value?
The home sold for an estimated $350k-$400k in June 2020. The current assessed value of $422k reflects the municipal valuation for taxation purposes, which considers market trends and property characteristics. It is a data point for comparison, not a direct market price.

3. What does the "around average" ranking for size and lot mean practically?
It means the home offers very typical living space and yard size for the Riverbend area. Buyers can expect a standard suburban plot and floorplan, neither cramped nor expansive, which aligns with the neighborhood's consistent character.

4. How can I get the exact historical sale price instead of a range?
The site provides sold price ranges publicly. To obtain the exact figure, you must request a manual lookup via email from the service, as they do not display MLS data directly due to industry rules.

5. The home was built in 1989. What should I consider regarding age?
Homes of this vintage may have had major components like the roof, windows, or furnace updated. It’s prudent to inquire about the replacement history of these items. Conversely, a well-maintained home from this era often features established gardens and mature trees that newer properties lack.