121 Harper Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 946-square-foot home built in 1960 on a 4,999-square-foot lot in Windsor Park, Winnipeg. The assessed value is $378,000.
What stands out here is the disconnect between the property’s physical size and its market value. The living area and lot are both smaller than average for the street, neighbourhood, and city—ranking in the bottom third or lower for each. Yet the assessed value ranks well above average on the street (top 22%) and in the neighbourhood (top 22%), and sits around average citywide. That suggests the value isn’t coming from square footage or land; it’s likely tied to location, condition, or recent upgrades. The year built (1960) is typical for the area, so it’s not a matter of being unusually old or new.
This property would likely appeal to buyers who prioritize affordability and location over raw space. It’s a good fit for someone who doesn’t need a large house or yard—perhaps a first-time buyer, a downsizer, or an investor looking for a well-located property with lower maintenance. The smaller lot could also appeal to those who want less yard work. Worth noting: a 946-sqft home with a $378k assessment will have a relatively higher price per square foot than many neighbours, so value-conscious buyers should compare finishes and condition carefully, not just floor area.
Five Possible FAQs
1. Why is the assessed value relatively high if the house and lot are small?
Assessed value reflects market conditions, not just size. It can be driven by factors like recent renovations, a desirable street, or strong sale prices for similar homes nearby. On Harper Avenue, the assessed value ranking (top 22%) is much stronger than the size rankings, which points to non-size factors adding value.
2. Is a 4,999-sqft lot considered small for Windsor Park?
Yes. The neighbourhood average is 6,030 sqft, and this lot is in the bottom 9% for the area. On its own street, it’s also below average. If you’re looking for a large yard for gardening, kids, or expansion, this isn’t it. But a smaller lot means less upkeep and potentially lower property taxes.
3. How does the living area compare to similar homes across Winnipeg?
It’s below average. The citywide median for comparable homes is about 1,342 sqft, so this home is roughly 30% smaller. It ranks in the bottom 21% citywide for living area. Buyers coming from larger spaces should expect a cozier floor plan.
4. Is the 1960 build date a concern?
Not inherently. It’s typical for the neighbourhood (average year built is 1961) and slightly older than the citywide average of 1966. Homes from this era often have good bones but may need updates to electrical, plumbing, insulation, or windows. A home inspection is key.
5. What type of buyer gets the most value from this property?
Someone who values location and efficiency over sheer space. A couple, a single person, or a small family who doesn’t need a big yard or extra rooms could find this well-priced relative to street and neighbourhood peers. It could also work for an investor targeting the lower-maintenance, entry-level market.