65 Harwood Crescent – Property Summary

Key Characteristics & Buyer Profile

This is a 1970-built, 947 sqft home on a 3,096 sqft lot in Winnipeg’s Westdale neighbourhood. Its assessed value is $239,000.

The property falls below average for its street, neighbourhood, and the city in both living area and lot size. On Harwood Crescent, it ranks 52nd out of 70 homes for living space, and 66th out of 70 for lot size. The assessed value is the lowest on the street — last out of 70 homes — and well below both the Westdale average ($307,000) and the citywide average ($390,000). The build year is close to the neighbourhood median.

Where the appeal lies – This is not a home that stands out on paper. Its appeal is practical: a lower assessment means lower property taxes relative to nearby homes. For a buyer who values affordability and a smaller footprint (less maintenance, lower utility costs) over square footage or a large yard, this represents a more budget-friendly entry into Westdale than most other properties on the street. The home’s age and finishes may also allow for some sweat-equity upside, if the price reflects the condition.

Who it suits – First-time buyers looking to get into a stable, established neighbourhood without stretching too far. Also, downsizers or investors who prioritise low carrying costs and aren’t bothered by a compact lot or an older structure. Less suitable for buyers who want a “turnkey” home with generous living space or a large private yard, or those planning to renovate extensively on a tight budget — the low assessed value may hint at deferred maintenance.

Possible FAQs

1. Why is the assessed value so low compared to other homes on the street?
Assessed value reflects the municipality’s estimate of market value based on recent sales, condition, size, and location. Being the lowest on Harwood Crescent suggests this home may be smaller, on a smaller lot, or in less updated condition than its neighbours. It’s worth inspecting the property to see what factors drove that number.

2. Does the small lot limit future expansion or resale potential?
Yes, smaller lots generally offer less flexibility for additions or large-scale renovations. Resale may also take longer if most buyers in the area expect more land. That said, a compact lot can appeal to buyers who want less yard work, and the lower entry price may widen the pool of potential purchasers.

3. Is Westdale a good neighbourhood for families?
Westdale is a well-established residential area with a mix of older homes, tree-lined streets, and proximity to schools, parks, and amenities. It’s generally considered family-friendly, though individual street character varies. Checking school catchments and traffic patterns on Harwood Crescent specifically is recommended.

4. How do the property taxes compare to average homes nearby?
Given that the assessed value is $239,000 versus the neighbourhood average of $307,000 and the city average of $390,000, property taxes should be notably lower than most comparable homes in Westdale and across Winnipeg. Exact figures depend on the current mill rate, but the tax burden is a clear advantage here.

5. What should I look for during a viewing given the age and low assessment?
Focus on the condition of major systems: roof (age, shingles), HVAC (furnace, central air), plumbing, and electrical. Also check for signs of water damage, foundation cracks, and window condition. A home inspection is strongly advised. The low assessment can be a buying opportunity, but only if the structure is sound.