127 Harris Boulevard – Property Summary
Section 1: Key Characteristics and Buyer Profile
This is a 1,908-square-foot home on an 11,389-square-foot lot, built in 1956 and assessed at $570,000. The standout feature is the land. City-wide, this lot ranks in the top 4% for size—well above the average of 6,570 square feet. Within the Woodhaven neighbourhood, it sits in the top 15% for lot size and the top 17% for living area. The assessed value is notably strong: number one on Harris Boulevard (top 2%) and top 10% city-wide.
What makes this property unusual is the combination of value and space. Most homes with this much land in Winnipeg tend to be older or smaller inside. Here, you get both a generous lot and a living area that outpaces the street and neighbourhood averages. The year built (1956) is around average for the area but older than the city-wide median—meaning the home has age but isn't an outlier on its block.
The appeal is practical. Someone looking for a larger property in a well-established neighbourhood—without moving into a new subdivision—would find this worth a close look. It would suit buyers who want room for a garden, a workshop, or future expansion, and who value mature lots over newer construction. It may also appeal to someone planning a renovation, since the land gives flexibility, and the assessed value suggests the location already holds strong resale potential.
Section 2: Frequently Asked Questions
1. How does the living area compare to typical homes in Woodhaven?
At 1,908 square feet, this home is above the neighbourhood average of 1,505 square feet. It ranks in the top 17% for living area in Woodhaven, so most homes in the area are noticeably smaller.
2. Is the assessed value realistic, or could it be inflated?
The $570,000 assessment is the highest on the street by a clear margin (the street average is $419,600). That's not necessarily a red flag—it reflects the larger-than-average house and lot. But it's worth checking whether recent sales on the block support that figure, especially since the home's age might not justify the same value as newer builds on similar-sized lots.
3. What's the lot actually usable for?
At 11,389 square feet, this is a large urban lot. It's not estate-sized, but it's big enough for a substantial garden, a detached garage or shop, and still leave room for outdoor living space. City-wide, only 4% of comparable homes have more land, so options like that are uncommon.
4. How old is the home, and does that matter here?
Built in 1956, the home is older than the city-wide average (1966) but sits right around the typical age for homes on Harris Boulevard. In Woodhaven, many homes date from the 1950s, so this isn't an unusually old property for the neighbourhood. The main question is how well it's been maintained—age alone isn't a disadvantage here.
5. Should I be concerned that the assessed value is #1 on the street?
It's a double-edged sword. On the positive side, it confirms the property's desirability and location. On the other, it may mean higher property taxes than neighbours. It also means the home could take longer to sell if the market softens, since the price point is at the top of the street's range. But for a buyer who plans to stay, the land and size offer good long-term value.