26 West Avenue – Property Summary

Key Characteristics & Buyer Profile

This 1,470 sqft home on West Avenue stands out most for its generous living space and lot size. Within its own street, it ranks 3rd out of 17 homes for living area, placing it in the top 18% – notably above the street average of 1,333 sqft. The land is also strong: 6,201 sqft ranks 4th on the street and sits in the top 27% citywide, slightly ahead of Winnipeg’s average lot size.

Where this property really differs from others is in its assessed value. The tax assessment of $320,000 is significantly below both the street average ($361,000) and the community average ($392,000). This means the owner pays relatively low property taxes for a home that offers above-average interior space and a good-sized lot. It’s not a fixer-upper by age – built in 1965, it’s typical for the area and city – but the low assessment relative to size may appeal to someone who values everyday affordability over flashy resale numbers.

The home sits in Westwood, a well-established Winnipeg neighbourhood. The community rankings show the property is near average for both living area and lot size compared to other Westwood homes, so it doesn’t stand out dramatically from neighbours but holds its own comfortably.

Who it suits: Practical buyers who want more interior room and yard space than typical for the price, without paying a premium for a “top of market” assessment. This could appeal to families needing square footage, someone looking for a solid mid-century home with room to spread out, or buyers who are tax-conscious and prefer lower ongoing costs over a higher-priced comp that might resell for more later. It’s less suited for someone seeking a trendy, recently updated property or an investment strictly targeting short-term appreciation – the low assessment signals the market hasn’t bid this home up, so you’re buying substance, not hype.

Frequently Asked Questions

1. How does the property tax compare to similar homes nearby?
The assessed value of $320,000 is well below both the street average ($361,000) and the Westwood community average ($392,000). In practical terms, that means taxes are lower than most comparable homes in the area – a real advantage if you’re budgeting for monthly carrying costs.

2. Is the living space genuinely large for the price?
Yes. At 1,470 sqft, the home ranks in the top 18% on its street and top 31% in Westwood. For context, the average home in the neighbourhood is about 1,372 sqft, and the street average is 1,333 sqft. You’re getting more interior space than what’s typical, and that gap is more meaningful given the below-average assessment.

3. How old is the house, and does it need major updates?
Built in 1965, which is essentially average for both the street (average 1967) and the community (1966). It’s a mid-century home. Without seeing the interior condition, you should budget for potential updates to mechanicals, windows, or finishes – typical for a property of this era. The age itself isn’t a red flag; it’s just not new.

4. What’s the lot like, and how does it compare?
The lot is 6,201 sqft – above the street average (6,025 sqft) and above the city average (6,570 sqft). It ranks 4th on the street and in the top 27% citywide. That’s a good-sized yard for a mature neighbourhood, which gives you room for gardening, play, or future additions if zoning allows.

5. Why is the assessed value so low compared to the size?
Assessment values are based on market data and comparable sales, not just square footage. A low assessment relative to size can reflect factors like the home’s condition, location within Westwood, or a quieter resale history in that part of the street. It could mean the home hasn’t been aggressively flipped or upgraded, which also means you aren’t paying a premium for someone else’s renovations. It’s worth investigating the interior and recent sale history to understand the full picture.