249 Harbison Avenue W

Property Overview & Key Characteristics

This one-and-a-half storey home, built in 1912, presents a unique profile. Its primary appeal lies in its generous 1,330 sqft of living space, which ranks within the top 5% of homes on its street, offering more room than most comparable properties in the immediate area. This is contrasted by a modest 2,313 sqft lot that is smaller than typical for the neighbourhood and city. The home has an unfinished basement and no garage. Its assessed value is notably below average at $16,400, reflecting its older age, smaller lot, and likely the need for updates.

This property would suit a pragmatic buyer looking for maximum interior space on a budget, potentially a first-time investor or a hands-on homeowner comfortable with a project. It’s less suited for those prioritizing outdoor space, modern finishes, or a turn-key home. A thoughtful perspective is that the below-average taxes (implied by the low assessment) could offset renovation costs over time, and the smaller lot means less exterior maintenance.

Frequently Asked Questions

1. Why is the assessed value so much lower than the last sale price?
The home sold for $19,200 in October 2022, which was higher than its current $16,400 assessment. Municipal assessments can lag behind market sales and are calculated using mass appraisal techniques. The current assessment likely reflects its older age, smaller lot size, and the general condition relative to area norms.

2. What does the "Elite" ranking for living area actually mean?
It means that, specifically on Harbison Avenue W, this home's interior square footage is larger than approximately 95% of comparable properties. This is its standout feature, though it's important to note this ranking is very localized; citywide, its living area is around the average mark.

3. Is the small lot size a major drawback?
It depends on your priorities. The lot is smaller than most in Chalmers and Winnipeg overall, limiting expansive outdoor potential. However, it also translates to less yard work and lower landscaping costs, which some buyers may appreciate.

4. What should I expect with a 1912-built home?
You should budget for and expect older building systems, potential need for updates to wiring or plumbing, and a character layout that may differ from modern open-concept homes. An inspection is essential to understand the condition of the foundation, roof, and structure.

5. How useful are the provided property comparisons?
The listed nearby and similarly-valued properties provide context. The nearby sales on Martin Avenue W (from 2022) suggest a competitive price range for the area at that time. The homes with identical assessed values elsewhere in the city highlight that this price point often includes older, compact properties, reinforcing that this home offers more interior space for that value tier.