Living on the Water: The Realities of Owning a Waterfront Property in Winnipeg
There’s something magical about waking up to the gentle shimmer of water reflecting the sunrise, the crisp morning air filled with the rustling of leaves, and deer quietly grazing in your backyard. This is the beauty of waterfront living in Winnipeg and it is my reality. But as breathtaking as it is, there’s a lot to consider before purchasing a riverfront property for sale in Winnipeg. Having helped many clients buy and sell these unique homes, and as someone who lives on the Red River myself, I want to share both the perks and the realities of owning a riverfront property in Winnipeg.
Understanding the Challenges of Riverfront Living
Owning a home along the Red River, Assiniboine River, Seine River, La Salle River, or even smaller creeks like Bunn’s Creek and Omand’s Creek is quite different from living on a man-made lake. Here’s why:
Erosion and Riverbank Stability
Unlike areas built on bedrock, Winnipeg sits on a foundation of clay, silt, and sand, often referred to by home inspectors as Manitoba Gumbo. This makes riverbanks more susceptible to erosion. The natural movement of the river means that without proper stabilization, homeowners risk losing portions of their land over time. Sometimes, there are simple solutions such as adding trees with intricate root systems which help to stabilize the ground around your lot. Sometimes, the projects can be far more involved.
Some riverfront properties are minimally affected, while others require substantial work. A high-water year in 2020 saw residents along Dunkirk Drive lose significant chunks of their yards – absolutely heartbreaking for those owners. Unfortunately, insurance does not cover riverbank erosion, leaving homeowners to foot the bill. A group of affected homeowners had to pool their resources for a $1-million stabilization project to protect their properties. I start with this horror story because you need to truly WANT to live on the River to accept the risks involved with such.
Permits & Regulations
One of the biggest surprises for many riverfront homeowners is the permitting process. Any major work—including riverbank stabilization—requires approval from the City of Winnipeg and Waterways. The process typically includes an engineer’s report, which can be costly and time-consuming.
Personally, I’ve had to navigate multiple layers of permitting just to complete exterior work on my home. If you’re within 350 feet of the summer water levels of a major river (or 250 feet of a smaller creek), expect to go through a dual approval process. There are also more hoops to jump through and oftentimes, weird rules. For example in our home, while we have a full basement our electrical panel must be on the main floor of the home.
Unexpected Costs
If your yard needs significant stabilization, costs can be high. Rip-rap (large stone reinforcement) is often recommended to reduce erosion, but major projects can easily start at $100,000 per household.
Additionally, riverfront properties may require extra foundation reinforcements due to soil conditions. In one case on a previous listing, the sellers had engineer recommendations to actually REDUCE the load on the lot. Rip-rap would have actually done further damage. They were advised to move a house back on their lot—a drastic but effective solution. But this also highlights the importance of having proper professionals and studies to make the assessments.
The Beauty of Waterfront Living
While there are challenges, I wouldn’t trade my riverfront property in Winnipeg for anything. Here’s why:
1. The Wildlife
It’s hard to describe the feeling of walking among deer in your own backyard. We see them daily, along with foxes, bunnies, and the occasional coyote. That said, we’ve also had some amusing (and smelly) run-ins with skunks!
2. Stunning Views
Whether it’s the golden glow of sunrise reflecting off the water or watching ice floes drift downstream in the winter, the scenery is nothing short of spectacular. Living east-facing, we get some of the most incredible morning views.
3. Space and Privacy
Many waterfront properties in Winnipeg come with deep lots, meaning more space and a greater sense of privacy compared to standard city lots. During the height of the pandemic, I remember walking along the riverbank for hours without encountering a single neighbor.
4. Recreation & Lifestyle
Some of my neighbors take full advantage of the river by boating to The Forks in the summer or kayaking along the shoreline. While I haven’t braved river kayaking myself (the current can be unpredictable), I’ve seen others enjoy it safely with the right precautions.
Pros of Lakefront vs. Riverfront Living in Winnipeg
Man-made Lakes are an option in Winnipeg, too!
Want to live on the water but don’t want the risk of all that comes with living on the river? Then Winnipeg still has waterfront/lakefront options for you! Not all waterfront properties in Winnipeg are located on a river. Many are on man-made lakes in communities like Bridgwater, Sage Creek, Tuxedo, Royalwood, Whyte Ridge, Linden Woods, and MANY more (just ask and I’ll send you the list)! While these homes don’t face the same erosion risks, they offer different advantages.
Some Advantages:
✅ Winter Skating – The stable water surface allows for backyard rinks.
✅ Safer Water Activities – Kayaking and canoeing are much easier on a lake.
✅ Lower Maintenance – No need for extensive riverbank stabilization.
✅ Fewer Building Restrictions – No secondary permits from Waterways.
Frequently Asked Questions About Winnipeg Waterfront Homes
1. Do I need special insurance for a riverfront home?
Most home insurance policies won’t cover riverbank erosion, so it’s crucial to ask your provider about coverage options. We have been able to secure traditional insurance for our home with overland flooding (to a certain limit).
2. What permits do I need for riverbank stabilization?
If your property is within 350 feet of a major river or 250 feet of a creek, you’ll need permits from both the City of Winnipeg and Waterways.
3. Is living on the river safe?
Yes, but precautions are necessary. The river moves fast, so fences, education and supervision are crucial for young children and pets.
4. Can I fish from my riverfront property?
Absolutely! While I haven’t done much fishing myself, I see anglers regularly casting their lines in the green spaces along the riverbanks.
5. How do I know if a riverfront home is stable?
Work with a realtor who understands riverfront conditions. While they are not trained on making these assessments, they should know exactly who to put you in touch with to get an informed decision. They should also be willing to point out if there are “red flags” from experience with these properties. One of my clients shared:
"Jen knew exactly what to look for when it came to buying our riverfront home. We discussed stability, the permit process, the risks—everything. We felt well-informed in our decision."
Final Thoughts: Is Waterfront Living Right for You?
Owning a waterfront property in Winnipeg is an incredible experience. While it comes with unique challenges, the beauty, privacy, and lifestyle make it worthwhile-in my opinion. Having grown up in a small town surrounded by water, there is no place that I would rather be than next to the river. It does require vigilance and a lot of education, but I do think it is ohhhh so worth it. If you’re considering buying or selling a riverfront or lakefront home, I’d love to share my expertise—both as a realtor and as someone who calls the river home.
