119 Harris Boulevard – Property Summary

Key Characteristics & Buyer Profile

This is a 1,400 sqft home built in 1956 on a generous 11,387 sqft lot in Woodhaven. The property’s strongest asset is its assessed value, which ranks in the top 4% on Harris Boulevard—meaning it sits on one of the street’s most valuable parcels. The lot size is also exceptional: it ranks in the top 4% citywide, offering rare space for a home of this age and floor plan.

The appeal here is twofold. First, the land itself is the standout feature—buyers who value outdoor space, future扩展 potential, or simply room to breathe above a newer, larger house will see the real value. Second, the home’s assessed value relative to its living area suggests the property has held or gained worth in a way that many comparable homes haven’t, likely due to its lot and location rather than the house’s age or square footage.

This property would best suit a buyer who is comfortable with an older home (built in 1956) and sees the lot as the primary asset—whether for renovation, a future rebuild, or immediate use for gardening, storage, or family activities. It’s less suited for someone looking for a turnkey modern home or maximum interior space per dollar. The neighborhood and street rankings are solidly above average, but not elite, which means the home benefits from a stable, established area without commanding a premium for trendiness. The “average” living area ranking (top 47% on the street, top 36% citywide) makes it straightforward: you’re paying for the land and location, not the house size.

Frequently Asked Questions

1. Is the house in good condition?
The data provided covers assessed value, year built, lot size, and living area—but not condition. A home inspection would be essential to assess the roof, foundation, systems, and any deferred maintenance typical of a 1956 build. The assessed value suggests the property is well-regarded for its lot and location, but condition can vary widely.

2. How does the living area compare to other homes in Woodhaven?
It’s around average for the neighborhood—1,400 sqft versus the neighborhood average of 1,505 sqft. That places it in the top 43% locally, which means many homes are slightly larger, but the difference is modest and unlikely to feel cramped by typical standards.

3. Why is the assessed value so high relative to the living area?
Assessed value reflects market value, not just square footage. Here, the large lot (nearly double the citywide average) and Harris Boulevard’s desirability (top 4% for value on the street) are the main drivers. The house itself may have good bones or recent updates, but the land is the primary contributor to the valuation.

4. What are the property taxes likely to be?
The assessed value is $518,000. Winnipeg property taxes are calculated based on the municipal mill rate plus education levies. As a rough estimate, expect annual taxes in the range of $5,000–$6,500 depending on current rates and any exemptions. Contact the city or a local agent for a precise figure.

5. Can I build a second dwelling or subdivide the lot?
At 11,387 sqft, the lot is significantly larger than the citywide average (6,570 sqft), but subdivision depends on zoning, frontage, and neighborhood rules. Woodhaven is largely a single-family residential area. You would need to check the current zoning for 119 Harris Boulevard with the City of Winnipeg and inquire about any secondary suite or subdivision allowances before making plans.