23 Erlandson Drive – Property Summary
Key Characteristics & Buyer Profile
This is a 1,344 sqft home built in 1964 on a 5,248 sqft lot, with an assessed value of $386,000. Compared to other homes on the same street, the property is fairly average in living space and assessed value, but both the lot size and the year built sit below what's typical for the immediate area. On Erlandson Drive, this home ranks near the bottom for land area (34th out of 35) and is one of the older houses on the block (31st out of 35). From a citywide perspective across Winnipeg, though, the home's living area and value align closely with the median, so it's not an outlier in a broader context.
The appeal here is more about location and price stability than standout features. For someone who wants to be in the Westwood neighbourhood without paying above the median price, this property offers a solid entry point. The lot is smaller than most nearby, which may limit expansion plans but also means less yard maintenance. The year built reflects a home with some age, so a buyer should expect that systems and finishes may need updating or have already been done. This house would suit a practical buyer—someone who isn't looking for a showpiece but wants a functional home in an established neighbourhood where values are consistent. It may also appeal to investors or first-time buyers who are comfortable with a property that's not the newest or largest on the street but is priced reasonably relative to city averages.
Five FAQs
1. How does this home's lot size affect its value or usability?
The lot is 5,248 sqft, which is smaller than the average on this street (6,013 sqft) and smaller than most in Westwood. That typically means less outdoor space for gardens, sheds, or expansions. From a valuation standpoint, smaller lots in this area tend to rank lower, but the home's overall assessed value hasn't been heavily penalized—likely because the house itself is average-sized and the location is desirable. If you don't need a big yard, this could be a fair trade-off.
2. Is the assessed value a good indicator of market price?
Assessed value is calculated for property tax purposes and doesn't always match current market conditions. In this case, the home's assessed value of $386,000 is slightly below the street average ($389,500) and neighbourhood average ($392,100). If comparable homes in Westwood have been selling near or above assessment, this property could be reasonably priced. However, you'd still want to look at recent sale data on Erlandson Drive specifically, as the rankings suggest there's a range of values on this street.
3. What should I consider with a house built in 1964?
Homes from the mid-1960s often have original features that may need updating—think windows, roofing, electrical, or plumbing. On this street, most homes are newer (average year built is 1968), so this one is among the older options. That doesn't mean it's in poor condition, but a thorough home inspection is wise. Some buyers see pre-1970s construction as solid and worth renovating; others prefer something newer. Know your comfort level with potential maintenance.
4. How does this property compare to others in Westwood overall?
In Westwood, this home ranks around the middle for living area (top 40%) and assessed value (top 37%). That puts it squarely in the typical range for the neighbourhood. The lot is a weaker point—it's smaller than about 83% of homes in the area. So if you're comparing within Westwood, this is a home that's fairly standard in size and price but on a tighter piece of land. For buyers who prioritize indoor space over outdoor space, that balance might work well.
5. Who typically buys homes like this in this area?
Based on the data, this property seems to attract buyers who want to be in a well-established Winnipeg neighbourhood without overextending financially. It's not a turnkey property for someone seeking the newest finishes or the largest yard. More likely, it suits someone who values location over lot size, or a buyer willing to invest in modest updates over time. It could also work for a small family or a couple downsizing but not ready for a condo. The rankings suggest it's a practical, no-fuss home in a stable area.