38 Eager Crescent – Property Summary

Key Characteristics & Buyer Profile

This 1,002 sqft home built in 1969 sits on a 5,991 sqft lot in Westdale, Winnipeg. Its standout feature is the year built—it’s the oldest home on Eager Crescent, ranking in the top 4% on the street. That makes it a rare find for buyers who specifically want a 1960s build with original character, rather than a more standardized newer home.

The assessed value of $347,000 is above average for both the street and the wider Westdale neighbourhood, but below the citywide average. This suggests the property holds its value well locally, though it’s not overpriced relative to broader market norms. The living area is slightly above street average but below neighbourhood and city medians—so it’s not cramped for the area, but it’s not spacious either.

The land area is on the smaller side for Eager Crescent (bottom 96% on the street), but it sits close to the Westdale median and is slightly above the citywide median for similar properties. The trade-off is a smaller lot than neighbours, but a location in a well-established neighbourhood where lots tend to be more modest than newer suburban developments.

This property suits: Buyers who prioritize a solid older home in a settled neighbourhood over maximum square footage or a large yard. It would work well for someone who values a 1960s floor plan, wants to avoid the premium of a newer or larger home on the same street, and is comfortable with a lot that’s smaller than immediate neighbours but standard for the area. Not ideal for buyers seeking a big lot, a recently built home, or a property that ranks above average city-wide for living space.

Frequently Asked Questions

1. How does this home’s assessed value compare to others in Westdale?
It’s above average. The assessed value ranks #403 out of 1,460 properties in the area (top 28%), and sits about $40,000 above the neighbourhood average of $307,400. This reflects a property that’s valued well within the local market, not a standout or an outlier.

2. Why is the lot ranked so low on the street but average city-wide?
The street itself has larger lots—the average on Eager Crescent is 6,256 sqft, so at 5,991 sqft this one falls near the bottom. But within Westdale and across Winnipeg, lots of this size are fairly typical. The ranking is a reflection of street-level comparison, not a sign the lot is unusually small for the broader area.

3. Is being the oldest home on the street a concern?
Not necessarily. It depends on renovation history, which isn’t included in this data. Being built in 1969 means it’s part of the original wave of development on the crescent, so it may have more mature landscaping or original materials that some buyers prefer. It also means it predates building code changes from later decades, so a home inspection would be wise to check for original wiring, plumbing, or insulation.

4. How does the living space compare to other homes I might look at in the area?
At 1,002 sqft, it’s slightly above the street median (965 sqft) but below the Westdale median (1,029 sqft) and well below the citywide median for comparable homes (1,342 sqft). It’s a compact house, not a large one—fine for a couple or small family, but tight for anyone needing multiple bedrooms and a separate living and dining area on one floor.

5. What does “Top 74% city-wide” mean for living area rank?
It means this home’s living area is smaller than roughly 74% of comparable properties across Winnipeg. In plain terms, it’s a below-average-sized home for the city overall. That’s not unusual for an older inner-ring neighbourhood like Westdale, where homes tend to be smaller than newer suburban builds. Buyers coming from outside the area should adjust expectations accordingly.