274 Harbison Avenue W

Property Overview: 274 Harbison Avenue W, Winnipeg

Section 1: Key Characteristics & Appeal

This well-maintained bi-level home, built in 2013, stands out for its modern age in the Chalmers neighbourhood. Its key appeal lies in the combination of a recent build with a renovated basement, offering move-in-ready comfort with lower immediate maintenance concerns compared to much older area homes. With 849 sqft of living space, it provides efficient, manageable square footage ideal for first-time homebuyers, small families, or downsizers.

The property’s standout characteristic is its land value proposition. While the lot is modest for the city overall, it is a competitively sized parcel within its immediate area. This creates an interesting dynamic: you’re acquiring a newer structure on a established street, where the home itself represents a significant portion of the property’s value. It suits buyers prioritizing a modern, efficient home without the upkeep of a century-old property, and who value the community feel of a neighbourhood like Chalmers over a larger, more private yard. The lack of a garage is a trade-off for the home’s newer condition and price point.

Section 2: Frequently Asked Questions

1. How does the lot size impact future plans?
The lot is smaller than the Winnipeg average but is typical for Harbison Avenue. This means ample outdoor expansion (like a large addition or detached garage) may be limited, but it’s suitable for a deck, garden, or shed. It translates to less yard maintenance.

2. Why is the assessed value higher than the last sale price?
The assessed value ($280k) is a municipal valuation for tax purposes, while the 2017 sale price ($230k) is historical. The current market value will be influenced by today’s conditions. The assessment suggests the property holds significant value relative to its immediate neighbours.

3. What does "renovated basement" in a 2013 home typically mean?
In a home this age, a basement renovation likely means the lower level was finished to create additional living space (like a family room or bedrooms) post-construction, adding valuable functional square footage.

4. Who is the typical buyer for a home like this?
It’s particularly suited to practical first-time buyers wanting a newer home without a premium suburb price, or to downsizers seeking single-level living potential (main floor living) with a modern foundation and systems.

5. How does the property compare to others on the street?
It is one of the newest homes on the street (top 2% by year built), with a above-average assessed value for the block. This indicates it is a more contemporary offering compared to the older housing stock that surrounds it.