182 Harris Boulevard – Property Summary

Key Characteristics & Buyer Profile

This single-family home sits at 182 Harris Boulevard in Winnipeg’s Woodhaven neighborhood. At 1,556 square feet, the house is slightly above average in living space compared to the city as a whole, though it’s right around the typical size for both its street and the immediate area. The lot is a standout feature: 8,828 square feet of land puts it in the top 9% citywide, which is unusual for a property in this price bracket. Most comparable homes in Winnipeg sit on much smaller parcels.

The assessed value is $475,000. That’s above the neighborhood average of $422,000 and well above the citywide average of $390,000. Worth noting: the value ranking is stronger on the street (top 18%) than it is in the wider neighborhood (top 23%). The home was built in 1956, which makes it older than the typical Winnipeg home but newer than many houses in Woodhaven. The lot is slightly smaller than the neighborhood norm, but again, that’s measured against a local average that’s already well above the city standard.

The appeal here is a mix of solid interior space and generous land—a combination that’s increasingly hard to find in mature Winnipeg neighborhoods. Buyers who value outdoor space, gardening potential, or room for future additions will see the lot as the real asset. The house itself is not oversized, but it’s competitive for a mid-century property in this area. It would suit someone who wants a stable, well-located property with room to breathe, rather than a turnkey new build. Families who intend to stay for a while, or buyers open to renovations that build on the lot’s potential, are the natural fit.

Frequently Asked Questions (FAQs)

1. How does this home compare to others on Harris Boulevard specifically?
It ranks 9th out of 49 homes for assessed value (top 18%) and 19th for living area (top 39%). So it’s priced above most of its immediate neighbors, even though its square footage is only average for the street. The lot is also around the middle of the pack for the block.

2. The neighborhood average for year built is 1953, but this home is from 1956—does that matter practically?
It’s a small difference. In Woodhaven, homes from the early to mid-1950s are the norm. A 1956 build suggests it’s part of the same development wave, so construction quality and layout style will likely be similar to nearby houses. No major advantage or disadvantage, but it’s worth noting the home is slightly newer than the immediate area, not older.

3. Why is the land area ranking so much higher than the living area ranking?
That’s the key selling point. The house itself is unremarkable in size for its street, but the lot at 8,828 sqft is in the top 9% of Winnipeg. That means you’re getting significantly more outdoor space than most properties in the city, without paying for extra interior square footage you might not need.

4. Is the assessed value of $475,000 a reliable market estimate, or could it be off?
Assessments are based on citywide formulas and sales data, so they tend to lag behind rapid market shifts. That said, the property ranks well against comparables at all three levels (street, neighborhood, city), which suggests the valuation is grounded in local context. It’s a solid reference point, not a guarantee.

5. What type of buyer would this property not suit?
It would be a poor fit for someone looking for a newer home with modern floor plans, or for a buyer who wants a low-maintenance yard. The 1956 build likely has original features that may need updating, and a lot of this size requires ongoing upkeep. Also, buyers who prioritize living space over land might find the 1,556 sqft interior underwhelming for the price.