Property Summary: 86 Harbison Avenue W, Winnipeg

Section 1: Key Characteristics & Appeal

This is a classic, one-storey home in the Glenelm neighbourhood, built in 1928. Its primary appeal lies in a combination of a generous, above-average lot size and a notably high assessed value for its immediate area. With 4,157 sqft of land, the property offers more outdoor space than most on its street and in the neighbourhood, presenting potential for gardening, expansion, or simply more privacy. The detached garage adds practical utility.

The home itself, at 908 sqft of living space with a renovated basement, is functionally sized for the area. The data suggests its true standout feature is its financial assessment: it ranks in the top 4% of homes on Harbison Avenue W for assessed value. This indicates it is viewed as a premium property on its block, likely due to updates, condition, or lot value, even though it is smaller than the Winnipeg city average.

This property would best suit a buyer looking for a character home in a well-established community who values land space over sheer interior square footage. It’s ideal for someone who appreciates a home that stands out in its immediate vicinity for its valuation—a sign of a solid investment on the block. It could be a perfect fit for a small household, a first-time buyer looking for a property with upside, or an investor attracted by its strong relative value in a local context.

Section 2: Frequently Asked Questions

1. The assessed value seems high for a smaller, older home. Why is that?
The data shows this home’s assessed value is in the elite tier for its own street. This typically reflects factors not fully captured in square footage, such as the quality of the basement renovation, overall condition, upgrades, or the significant lot size. It suggests the property is considered one of the more valuable homes in its direct vicinity.

2. How does the lot size compare practically?
At over 4,150 sqft, the lot is substantially larger than the average for both the street (~3,136 sqft) and the Glenelm area (~3,848 sqft). This means more yard space, greater distance from neighbours, and potentially more flexibility for future projects like a shed, deck, or addition, subject to zoning.

3. Is the living space too small compared to the city average?
Yes, at 908 sqft, it is below the Winnipeg city average. However, it is perfectly average for its own street and neighbourhood. This reflects the character of established communities like Glenelm, where efficient use of space in older homes is common. The renovated basement effectively adds functional living area.

4. What does the sale history tell us?
The home sold in early 2017 for an estimated range that aligns with its current high assessment relative to the street. This consistency suggests a stable or appreciating value trajectory on this specific block over the past eight years.

5. Who might this property not suit?
Buyers prioritizing modern, open-concept layouts or very large interior spaces may find it limiting. Similarly, those seeking a home that ranks above-average in size city-wide, rather than one that is a standout value on its own block, might want to look at newer subdivisions.