Property Overview: 21 Hart Avenue, Glenelm, Winnipeg
Section 1: Key Characteristics & Appeal
This one-and-a-half storey home, built in 1922, presents a solid opportunity in the established Glenelm neighbourhood. Its key appeal lies in a combination of above-average space and lot size for its immediate area. With 1,302 sqft of living area and a nearly 4,000 sqft lot, it offers more room than many comparable homes on its street and in Glenelm. A renovated basement adds functional living space. The home’s assessed value is notably above average for Hart Avenue, suggesting it may be in better condition or have more desirable features than its direct neighbours.
This property would suit a practical buyer who values space and established communities over new construction. It’s ideal for someone looking for a character home with room to grow or garden, without the premium lot taxes often associated with larger, newer properties citywide. A thoughtful perspective is that this home represents a “big fish in a small pond”—its metrics are strong within its local context of older, modest-sized homes, even if they appear modest in a city-wide comparison. It’s a home for a buyer who prioritizes neighbourhood character and relative value within that specific community.
Section 2: Frequently Asked Questions
1. How does the assessed value compare to likely market value?
The assessed value of $27,100 is for municipal tax purposes. Historical sold price data for the area suggests market value can vary. The home last sold in August 2020 for an estimated $23,500-$26,500, and its current assessed value is above average for the street, which can be a useful benchmark but not a direct price guarantee.
2. What does the "above average" ranking for the lot size mean?
With a lot size of 3,998 sqft, this property is in the top 10% on Hart Avenue and top 24% in Glenelm for land area. This means you get more outdoor space than most homes in this specific, older neighbourhood—a relative rarity that adds to its utility and potential.
3. Is the age of the home (104 years) a concern?
The year built (1922) is actually newer than the average on Hart Avenue. While any century-old home will require diligent maintenance and updates, this home is not unusually old for the well-regarded, character-filled Glenelm area. Its age is typical and factored into its neighbourhood context.
4. Why is the city-wide comparison for assessed value so different?
The city-wide average assessed value includes all property types and sizes across Winnipeg, especially newer and larger suburban homes. This home’s value is below that broad average, which primarily reflects its older, more modest construction in a central neighbourhood, not necessarily its condition or desirability within Glenelm.
5. What are the implications of not having a garage?
The lack of a garage is common for homes of this era in central neighbourhoods. Buyers should plan for street parking or the potential cost of adding a garage or carport later. The above-average lot size does provide space for such an addition, subject to local bylaws.