Property Overview: 509 Harbison Avenue W, Winnipeg
Section 1: Key Characteristics & Appeal
This one-storey home in Chalmers presents a practical opportunity centered on its land and location. Built in 1914, the 770 sqft house sits on a notably large lot of nearly 5,000 sqft, which ranks in the top 2% for size on its street. The basement has been renovated. A detached garage is also included.
The primary appeal lies in its balance of a substantial, private yard—a rarity—with very modest property taxes, as reflected in its low assessed value. It suits buyers looking for an affordable entry into homeownership with room to garden, expand, or simply enjoy outdoor space without the premium typically attached to larger lots. It’s also a sensible fit for downsizers or investors seeking a low-maintenance property with a strong land-to-structure ratio. A thoughtful perspective: this property isn't about the current house competing on size or modern finishes, but about the value of the land and the potential it holds, whether for future renovation, addition, or as a long-term hold in a stable neighbourhood.
Section 2: Frequently Asked Questions
1. Why is the assessed value so much lower than typical city homes?
The assessed value is primarily based on the property's market value for taxation purposes. This figure reflects the home's age, size, and local market conditions in Chalmers, resulting in significantly lower annual property taxes compared to the Winnipeg average.
2. How does the lot size compare to others?
The land area of 4,867 sqft is a key feature. It is exceptionally large for Harbison Avenue W (top 2%) and above average for the Chalmers neighbourhood, offering more private outdoor space than most nearby properties.
3. What does the "around average" ranking mean for living area?
With 770 sqft of living space, the house is typical for its immediate street and neighbourhood, where comparable homes average between 908-953 sqft. It is, however, smaller than the Winnipeg citywide average, indicating a compact, efficient layout.
4. Are recently sold prices for similar homes available?
The most recent nearby sale provided for reference is 502 Harbison Avenue W, which sold for $20.30k in January 2025. This suggests a stable, affordable price point in the area, though conditions and property specifics can vary.
5. What are the implications of the home's age (1914)?
The age indicates character and established neighbourhood roots but also means potential buyers should prioritize a thorough inspection. It’s worth investigating the scope and permits for the noted basement renovation, as well as the condition of major systems like plumbing, electrical, and the foundation, which may require updates.