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Throughout most of the state, the boom conditions in the real estate market ended in 2005 – in some cases rather abruptly. According to figures from the Department of Revenue, Wisconsin home values rose an average of 10 percent in 2005. DOR figures are not yet available for 2006, but the popular consensus is that home prices have leveled off (or at least slowed in the rate of increase).

The impact of this market change can be felt in many areas for homeowners – including the area of property assessments and the property tax bill. Tax bills for 2006 arrived in December and many homeowners have expressed concern, if not frustration – particularly if they are also in the process of trying to sell their property. Why? Because their tax bill is based on an assessed value that appears to be many thousands of dollars higher than the market is willing to pay.

How does this happen? First of all, we must remember that the 2006 property tax is based on the assessed value of that property as of January 1, 2006 – the very end of the housing price escalation. Unfortunately, there is no correcting the 2006 assessments.

Local assessors are busy establishing the assessed values for 2007. So what do we do now if we believe an assessment is too high? By law, property owners have an opportunity to challenge their current year assessment if they do so in a timely manner.

Notice of Change in Assessed Value

An official notice of any increase in the assessed value must be mailed to the property owner at least 15 days prior to the local Board of Review meeting (or Board of Assessors, if applicable). The notice must contain the amount of the change in the assessed value along with the date, time and location of the Board of Review meeting. In addition, the notice must set forth the procedures available to the property owner to object to the assessment. Typically these notices are mailed in April or May, but please note – failure to receive the notice does not invalidate the assessment. Therefore, if there is concern about an assessed value, it may be prudent to check with the municipal clerk’s office as to the anticipated date of the mailing of notices and the date of the Board of Review meeting.

Assessment Roll Open Book Sessions

If possible, the property owner should always try to meet with the assessor to discuss any questions about the assessment. By law, the local unit of government must publish or post a notice at least 15 days in advance of when the tax rolls will be open for inspection. This process is a less formal alternative – especially given that the assessors are present for at least two hours while assessment roll is open. Minor errors and misunderstandings may be easily corrected. It may be a good idea to contact the municipal clerk to verify the dates of the open book sessions and determine the times the assessors will be available.

48 Hours!

If the property owner decides to appeal the assessment to the Board of Review, the property owner must file a notice of intent to challenge the assessment with the Board’s clerk at least 48 hours in advance of the Board of Review’s first meeting.

Filing the Assessment Objection Form

The next step in the process is the filing of the objection to property assessment form, again with the clerk of the Board of Review, no later than during the first two hours of the Board’s first scheduled meeting. The form itself is available from the local municipal clerk’s office. It is always best to reconfirm with the municipal clerk the date, time and location of the first Board of Review meeting, as this may have changed to a later date than designated on the original notice of assessment change.

Board of Review

The Board’s first meeting will be at least two hours long. Assessment roll and other assessment data will be available during the meeting for examination by property owners. It is imperative that the property owner (or the property owner’s representative) appears at this meeting in order to preserve any subsequent rights of appeal.

The Board will schedule all objections that have been received prior to or during the first two hours of the meeting for a subsequent hearing. A minimum of 48 hours prior notice of the hearing must be provided to the property owner and the assessor (unless the parties mutually agree to waive the notice requirement).

The Board of Review is made up of municipal officials, local residents or a combination thereof, as established by the local ordinance. By state law, the Board must include at least one member who is the municipality’s chief executive officer (or his or her designee). This person(s) must have attended DOR training within two years prior to the Board’s first session.

The Board operates similar to a court of law – receiving sworn oral testimony supported by appropriate documentation. For example, if the property owner has an appraisal that he would like to introduce into evidence, it will be necessary for the appraiser to attend the hearing and provide testimony about the appraisal. In Milwaukee and other cities that have a Board of Assessors, the process is a bit different. The property owner must first go through an informal review by the Board of Assessors (composed of members of the assessor’s staff) before objecting to the Board of Review.

Removal of Board Members

In order to preserve the due process rights of the parties, a property owner filing an objection to the assessment may request that any one Board member be removed during the hearing on the assessment – for any reason whatsoever. Further, the property owner may request the removal of additional Board members for cause. All requests must be filed at the time the 48-hour notice of intent to challenge the property assessment is filed. Lastly, the municipality must also remove any Board members having a conflict of interest in the particular objection coming before them.

Appeal of the Board’s Decision

A property owner has the right of appeal if he or she does not agree with the decision of the Board of Review. There are two avenues of appeal set forth in the statutes – one is to the circuit court and the other is to the Department of Revenue.

Conclusion

The Department of Revenue Web site (www.dor.state.wi.us/html/govpub.html) offers a number of helpful publications regarding property taxes and the assessment process that can be downloaded or ordered, including the “Guide for Property Owners” – an excellent booklet of questions and answers about property assessment and taxes in Wisconsin.

By March or April of this year, most assessors will set the 2007 assessed values to properties. This will provide a new opportunity for property owners to make certain their property values reflect accurate values in the post-boom real estate market conditions.

By: Kevin King and Debbi Conrad

When deciding to sell to sell your home, a little extra work can make a huge impact as to how smooth your transaction will be. It will have an impact on who will be looking at your home, what a prospective buyer is willing to offer you on your home, and even if you get to the closing table!

Personally dealing with the West Bend Wisconsin real estate market, I can tell you that anything you do cosmetically to increase curb appeal will help with the sale of you home. This means you are staging your home to look like it is on display. Many common improvements that have an impact on selling a home aren’t very expensive at all. Simple tasks, such as giving rooms a fresh coat of paint, quickly pay off.

Those planning on adding a “for sale” sign to the front lawn this spring might want to consider these five areas while creating their to-do list when getting ready for sale.

First Impressions, Lasting Impression!
Giving your home the proper look is going to determine how potential buyers feel about your home the second they pull up. History shows the first impressions are based on the home’s exterior, the shrubbery, the gutters and the front door. This includes the landscaping of the yard, maintained bushes with no overgrowing, and overall curb appeal. If there is a fire hydrant near your property, it may be wise to add a fresh coat of paint giving the neighborhood a little more glow as well. After all, you technically are selling the neighborhood as well.

Peeling trim or an odd color exterior of a home could lose potential buyers before they even set foot in your home. This goes hand -in-hand with your Realtors online marketing as well. Hundreds of people searching for there next home are going to be making decisions to move foreword with there purchase based on there interest online. Having good wide angle pictures of a home with great curb appeal is going to attract three times as many buyers to set appointment to come a view your home. Studies have shown the now in 2007, 87% of home buyers start there home search online, and online buyers purchase on average of 3 weeks earlier than traditional buyers. Don’t fall victim to poor first impressions. It could be the kiss of death for your homes sale.

De cluttering and Neutralizing
When it come to preparing the interior of your home, real estate professionals will advise a client to make a move to more neutral colors. It seems that people can’t visualize beyond what they see. Neutral colors, including beige and ivory, can also have an added advantage of making a room appear larger. Adding higher wattage lights is a good idea because it makes the home more bright and spacious.

Take down your personal pictures! Someone that is actively searching for a home is not going to want to see your wedding photos, pictures of all the kids, graduation pictures, and other wall knick-knacks. This makes your home seem to personal and may make the viewer feel unconvertible about being there. Or worse, be more interested in your belongings than your home! Other than keeping your home clean, do some basic spring cleaning: Shampoo the carpets, rebuff hardwood floors and oil any wood cabinetry

Replace Things Before It Becomes An Issue
Sellers might also consider having a home inspection done prior to listing the home as a way to detect any overdue replacement projects. A seller has the option of either fixing the problem or giving the buyer a discount to account for the needed repairs, but Mr. Gillespie is an advocate for making the necessary repairs before selling. Home buyers recognize the value of a house that doesn’t need major repairs. It is best to be able to address issues before someone puts in offer in on your home. It is just one way for the deal to possibly fall apart.

In fact, according to the 2006 “Cost vs. Value” report from Remodeling magazine, a roof replacement for a midrange home had an average cost of $14,276, and returned $10,553, or 73% at resale. A vinyl-siding replacement had an average cost of $9,134, and returned $7,963, or 87% at resale.

Kitchen & Bathrooms
It’s no secret that buyers tend to be awed by updated kitchens and bathrooms.

If the last time it was remodeled was in 1972, that’s going to be points against versus another house that was upgraded even five years ago with sort of a modern look. It’s hard to go wrong with a kitchen or bath remodel unless you get a little too edgy with the design or the materials. Keep them classy.

If kitchen cabinets are structurally fine but their exteriors are outdated, it might be worth it to reface them. If counters are old, replacing them will add new life to the room.

Offer a Home Warranty & Having Documented Work
Sellers can provide some extra peace of mind to buyers by purchasing a home warranty on their home that will cover such things as heating and plumbing should the buyer run into problems after closing. The coverage is getting more popular nowadays. Warranties can be bought from companies including American Home Shield and Aon.

I, Dan Burgeson, Explain to my potential clients that when putting there home on the market, providing a Home warranty will lower the amount of time there property is on the market. Buyers like to know that nothing is going to happen to them once they close on there home. Providing a home warranty says something about your home. It tell buyer that your home is in great shape and to prove it, we will cover any issues for a year after you move in. Coldwell Banker has a relationship with American Home Shield and can be advertised on every home listing. Displaying the age of the water heater and furnace isn’t a bad idea either. If one is on the older side, have it inspected for proof that it functions correctly. Also, explain if any home improvements have produced a cost savings in terms of energy usage. WE Energies in Wisconsin give a tax credit for energy efficient homes.

Countrywide Financial Corp. has instructed its brokers to no longer offer zero-down mortgages as an option for borrowers, the Wall Street Journal reports.

That’s because such loans are among the biggest reasons for a recent and sharp increase in the level of delinquencies at U.S. home lenders.
Countrywide joins such other companies as General Electric Co.’s WMC Mortgage and Washington Mutual Inc. in requiring that loan applicants have at least a 5-percent stake in their homes.

Previously, “if you breathe and have a Social Security number . . . you were going to get a house,” notes Mark Cady of Market Street Mortgage in Houston. Now, lenders are demanding that applicants have higher credit scores and contribute a bigger down payment, among other requirements.

While the flow of money available to the subprime borrower community is likely to slow considerably as a result of this trend, observers note that lenders not subject to federal regulation will continue to offer higher-risk products such as 100-percent financing and interest-only loans.

Sources: Wall Street Journal, Houston Chronicle
Originally Published On: Realtor Magazine Online

There is a new Property Maintenance Code update for the Village of Jackson Wisconsin. As you all know, they require a Property Maintenance Code. They have changed their procedures effective immediately(02-09-2007)! They will not complete the SPECIAL ASSESSMENT LETTERS on property until this Property maintenance Inspection has been completed.

Therefore, to prevent a delay in any transaction in the Village of Jackson, please remember to have this Property Maintenance Inspection done as soon as possible upon acceptance of an offer.

This will prevent closing dates to be pushed back, and inconveniencing the buyers or sellers of a property. View Property Maintenance Code

Taking title to a home can seem like a boilerplate event during escrow, but it is very important. The prime question is how you take title.

Taking Title When You Buy

If you are a first time buyer, you are probably wondering what taking title refers to. It is not the act of accepting a piece of paper from the seller. Taking title refers to who is listed on the title and HOW they are listed. If you are not married and are buying the home alone, you can stop reading now because you simply take the title in your own name. If you are married or buying the property with another person, things get a bit complex.

Most buyers take title in these ways – joint tenancy, or tenants in common. Here is a closer look at each.

Joint tenancy is a popular method of taking title. Joint tenancy simply is a co-ownership situation where the purchasing parties are both listed on the title. The advantage of this form of ownership is each person on title has the right of survivorship, meaning that if one of the owners dies, title passes automatically to the surviving owner. Joint tenancy also offers tax benefits in the form of a stepped up basis. It is beyond the scope of this article, but the general idea is that the surviving owner gets to step up the cost of the home, which saves on capital gains taxes.

Tenants in common are essentially partnerships to own a property. They are generally disfavored because of tax issues.

So, which title should you choose when buying a home? There really is not one correct answer. You simply need to analyze your specific circumstances to make the best choice.

THE ASSESSMENT PROCESS

What is a revaluation?
A revaluation is a complete and thorough review of all assessments. During a revaluation all assessments are examined and adjustments are made where necessary to guarantee that all property is assessed at market value. This is done to assure that taxes are distributed equitably and uniformly. Wisconsin Law requires all municipalities to assess property at market value at least once every five years.

What is the assessor’s role?

The assessor is a State certified individual whose duties are to discover, list and place a value on all taxable real and personal property in the municipality, in a uniform manner. The assessor is not involved in the collection of property taxes.

How does the assessor value property?

Wisconsin Law requires that property assessments be based on fair market value. Estimating the market value of your property is a matter of determining the price a typical buyer would pay for it in its present condition. Some factors the assessor considers are: what similar properties are selling for, what it would cost to replace your property, the rent it may earn, and any other factors that affect value.
IT IS IMPORTANT TO REMEMBER THAT THE ASSESSOR DOES NOT CREATE THIS VALUE, BUT RATHER INTERPRETS WHAT IS HAPPENING IN THE MARKET PLACE.

What is Market value?

Market value is defined as the amount a typical, well-informed purchaser would be willing to pay for a property. The seller and buyer must be unrelated, the seller must be willing, but not under pressure to sell and the buyer must be willing, but not under any obligation to buy. The property must be on the market for a reasonable length of time, the payment must be in cash or its equivalent, and the financing must be typical for that type of property. If all of these conditions are present, this would be a market value, arm’s-length sale.

Can the assessment on my property be changed even if the assessor has not been inside my property?

To make a proper assessment on a building, it is desirable for the assessor to see the inside and outside of the property.
The law requires that the property be valued from actual view or the best information available. The assessor keeps records on the physical characteristics of each property in the municipality. Even though the assessor may have been unable to go through your property, the assessment will still be reviewed, based on the existing records and the sales of similar properties.

Will I be penalized if I don’t let the assessor in when an inspection is requested?

When an interior inspection is not allowed, the assessor will attempt to update the records by looking at the property from the outside and using any other available information. To ensure an accurate assessment, it is to your advantage to allow the assessor inside your property when an inspection is requested. By denying an inspection, you may lose the right to appeal your assessment to the Board of Review.

I have recently built a new home. Will the construction costs be considered?

Your construction cost is an historical figure which may or may not reflect the current market value of your property. It is only one element that will be considered.

What will happen to my assessment if I improve my property?

Generally speaking, improvements that increase the market value of a property will increase the assessed value. The following are typical items that will increase the assessed value or your property:
Added rooms or garages
Replacing older siding with aluminum or vinyl siding
Substantial modernization of kitchens or baths
Central air conditioning
Fireplaces
Extensive remodeling

Will my assessment go up if I repair my property?

Good maintenance will help retain the market value of your property. Generally, your assessment will not be increased for individual minor repairs such as those that follow; however, a combination of several of these items could result in an increased assessment.
Replacing concrete walks and driveways
Replacing gutters and downspouts
Replacing hot water heater
Repairing or replacing roof
Repairing porches and steps
Repairing original siding
Patching or repairing walls and ceilings
Exterior Painting
Replacing electrical fixtures
Replacing furnace
Exterior awnings and shutters
Exterior stripping, screens, storm windows, doors
Exterior landscaping including lawns, shrubbery, trees, flowers

How can my assessment change when I haven’t done anything to my property?

General economic conditions such as interest rates, inflation rates, supply and demand, and changes in tax laws, will influence the value of real estate. As property values change in the market place, those changes must be reflected on the assessment roll.

Do all assessments change at the same rate?

There are differences between individual properties and between neighborhoods. In one area the sales may indicate a substantial increase in value in a given year. In another neighborhood there may be no change in value, or even a decrease in property values. Different types of properties within the same Neighborhood may also show different value changes. For example, one-story houses may be in more demand than two-story houses, or vice-versa. Older homes in the same area may be rising in value more slowly than newer homes.
There are numerous factors to be considered in each property which will cause the values to differ. Some of the factors which can affect value are location, condition, size, quality, number of baths, basement finish, garages, and many others.

Will I be notified if there is a change in my assessment?

Wisconsin law requires that whenever an assessment is increased, the owner must be notified.

How do I know if my assessment is correct?

You should first attempt to decide for yourself what your property is worth. This can be done by looking at area sales, contacting appraisers, and comparing assessments of similar homes. Sales and assessment information is available in the Assessor’s office and the Real Property Lister Office which is open to the public for review during regular office hours.

THE APPEAL PROCESS

What if I don’t agree with my assessment?

Talk with the assessor. During this informal session you can learn how your assessment was made, what factors were considered, and what type of records are kept regarding your property.

After this review, if I still think the assessment is incorrect, what can I do?

You should arrange to appear at the Board of Review. The municipal clerk will provide you with an objection form that you must complete. You will then be scheduled for a hearing at the Board of Review.

What is the Board of Review?

The Board of Review is made up of either local officials or citizens appointed by the governing body. It is the Board’s duty to hear evidence by the taxpayer and the assessor and to decide if the assessment is correct.

What evidence do I need to present to the Board of Review?

State law puts the burden of proof on the property owner to show that the assessment is incorrect. Keep in mind that your evidence must be strong enough to prove that the assessor’s value is incorrect. Only relevant testimony given at the hearing will be considered by the Board. STATING THAT PROPERTY TAXES ARE TOO HIGH IS NOT RELEVANT TESTIMONY. You should establish in your own mind what you think your property is worth. The best evidence for this would be recent sales prices for properties similar to yours. The closer in proximity and similarity, the better the evidence. Another type of evidence is oral testimony from a witness who has made a recent appraisal of your property.

What happens after the Board of Review makes its decision?

The Board will either give or mail you a notice of its decision. If you do not agree with the Board’s determination, the notice will contain information on how you may appeal the Board’s decision.

How will my taxes change as a result of the new assessment?

Though the value of your property affects your share of taxes, the actual amount you pay is determined by the budget needs of the schools, city, county, sewer district, technical college, and state reforestation. All of these taxing units decide what services they will provide in the coming year and how much money they will need to provide those services. Once this decision is made, a tax rate is adopted that will generate the needed dollars.
Your property taxes are then determined by multiplying the tax rate by your assessment.

Assessed Value
————————– X Tax Rate = Taxes
1000

Although your tax payments are made to the Treasurer, a large share of your tax dollars are turned over to other governmental units such as the schools, county, sewer district and the state.

GLOSSARY

ASSESSED VALUE: An estimate of value assigned to taxable property by the assessor for purpose of taxation.

MARKET VALUE: The amount a typical, well-informed purchaser would be willing to pay for a property. For a sale to represent market value, the seller must be willing (but not under pressure) to sell, and the buyer must be willing (but not under any obligation) to buy. The property must be on the market for a reasonable length of time, the payment must be in cash or its equivalent, and the financing must be typical for that type of property.

REVALUATION: Placing new values on all taxable property for purposes of a new assessment.

TAX BASE: The total assessed value of all assessments in the municipality.

TAX LEVY: The total amount of property tax money that a taxing unit (such as the schools, city, county, etc.) needs to raise to provide services.

TAX RATE: The tax levy divided by the tax base. It is often expressed in terms of dollars per hundred or dollars per thousand. The tax rate is multiplied by the assessed value to determine the amount of tax that each property must pay.

DATES TO REMEMBER

January 1st————The assessment date - All property is asessed as it existed on this date.

March 1st ————Last day to file Personal Property returns.

Beginning the———-Board of Review meets. (Check with the clerk or assessor for exact dates.)
2nd Monday in May

January 31st———–Full payment of taxes due OR if paying in installments, due date of first tax installment payment.

What information do you have?

This Office maintains data regarding property values for all assessable properties, both real and personal in Washington County. Also maintained in this Office is a large portion of the County’s Land Information System. This includes review of the parcel mapping plus the collection and management of survey plats. Included in this information are a variety of other items useful to surveyors, attorneys and other users of land information.

What is the difference between real and personal property?

Under Wisconsin Law, real property or real estate includes not only that land itself but all buildings and improvements thereon. Personal property includes all goods, wares merchandise, chattels and effects having any real or marketable value and not included under real property. See Chapter 70.03 and 70.04 of the Wisconsin Statutes for a more complete explanation.

What information is available on property in Washington County and is it public?

Almost all information in the Real Property Lister is available to the public. A query on any parcel of land will reveal its owner, type of ownership interest, physical and mailing address, brief legal description, assessed value and parcel history. Additionally parcel maps are available and, if filed, any plats of survey. Assessed values for properties will be made available after approval by the appropriate “Board of Review.”

What format is your information in?

Besides the standard hard copy products of maps and assessment rolls, the Land Information has information in digital form. Washington County uses ESRI products. For further information on obtaining these types of files please contact the Geographic Information Systems Division of the Planning and Parks Department.

How can I find out who owns a particular parcel of land and how much they paid for it?

Ownership information can be found using the Office records or the country’s Interactive Mapping Application. These records are indexed by parcel number and cross-referenced by owner name and physical address (if assigned). You may also use the County’s parcel maps to assist any research if only a geographic area is known. The sale price of a property may be found by either consulting our list of sales or by calculating the sale price using the transfer fee. Sale prices are not available for properties not requiring a transfer fee.

My neighbor and I disagree on our common parcel line what can I do?

You may research our records and those of the REGISTER OF DEEDS for any available information related to the problem. If research fails to clarify the situation you may need to seek the help of a title company, a land surveyor and or an attorney. It must be remembered that the Real Property Lister staff are not surveyors or attorneys and as such can not give legal advice nor can we recommend a specific professional for services.

How do I combine two parcels of land or split a parcel into two parcels?

A form is available in the Real Property Lister that will help guide you through the split combination process. This form will put you in contact with local officials who can advise you on the requirements for such actions in your community. The splitting or combining of parcels may require the use of a Quit Claim Deed, depending on how the title to the property was originally deeded.

Does the creation of a Certified Survey Map (CSM) convey title?

No, the creation of a Certified Survey Map does not transfer title to property. It reconfigures the shape or size of the parcel. A CSM, or for that matter both Subdivision or Condominium plats can in fact co-mingle interests in property. This can be intentional or accidental. It may be necessary to clarify interest by the use of a Quit Claim Deed.
How do I remove, change or add a name from the tax bill?

The Real Property Lister is required to show an owner’s name and legal description as shown on the latest records in the Register of Deeds. In the case of a divorce the preferred method is to have a Quit Claim Deed between the grantor and the grantee. Property owned by a surviving spouse or remainderman, (interest holder) can be transferred by using the Termination of Joint Tenancy form. If your name has changed, it is not always necessary to have a Quit Claim Deed issued to the individual with the new name. In order to add an additional name and subsequently vest that person with an interest in the property, it will be necessary to issue a Quit Claim Deed.

Adverse Possession, what is it and how does it work?

Adverse possession is a means by which property with a “clouded” or unclear title may be cleared and claimed legitimately by an individual. It is a term that is often used but frequently misunderstood. There are several ways in which adverse possession may be used, but all applications of adverse possession must meet the following criteria:

1. Exclusive, the claimant must be the exclusive possessor and to have actually entered the property.
2. Open and notorious, the claim must be public and known.
3. Adverse, the claim must be adverse to another’s claim
4. Hostile, the claimant must have actively exerted the claim.
5. Continuous, the claim must have been made for a specific period of time.

The recording of a “Notice of Adverse Possession” in the Register of Deeds does not convey title to the claimant but it does begin the clock to tick regarding any specific period of time. The only way a claim of adverse possession can be granted is either by agreement between the parties involved or by a court order. If a claim of adverse possession is to be used it is always advisable to seek legal assistance.

Town of Addison

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Town of Barton

Donald Peters
4328 W. Heildel Road 121 N
Mequon, WI 53092
Telephone: 262.242.1608

Town of Erin

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Town of Farmington

Donald Peters
4328 W. Heildel Road 121 N
Mequon, WI 53092
Telephone: 262.242.1608

Town of Germantown

Layton S. Schultz
N47 W31143 Hill Street
P. O. Box 85
Hartland, WI 53029
262.367.5999

Town of Hartford

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Town of Jackson

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Town of Kewaskum

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Town of Polk

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Town of Richfield

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Town of Trenton

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Town of Wayne

Erma Franke
W4197 Ledge Road
Mayville, WI 53050
Telephone: 920.583.3320

Town of West Bend

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Village of Germantown

Suzanme Plutsclack, Value Solutions
Village Hall
P. O. Box 337
Germantown, WI 53022
Telephone: 262.250.4770

Village of Jackson

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Village of Kewaskum

Nathan Marks, Bowmar Appraisals
3005 W Brewster Drive
Appleton , WI 54911
Telephone: 920.733.5369

Village of Newburg

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

Village of Slinger

Michael Grota, Grota Appraisals
N88 W16573 Main Street
Menomonee Falls, WI 53051
Telephone: 262.253.1142
Fax: 262.253.4098

City of Hartford

Reid Terry, CLT Inc
City Hall
109 N Main Street
Hartford, WI 53027
Telephone: 262.673.8255

City of West Bend

Shannon Krause
City Hall
1115 S Main Street
West Bend, WI 53095
Telephone: 262.335.5125

Wisconsin law allows the assessment of land classified as agricultural to be valued by its use rather its market value. When land classified as agricultural sells and remains in an agricultural use as defined by rule, there is no penalty. When land that is classified as agricultural changes use and is no longer eligible for agricultural classification the property owner is subject to a penalty under sec. 74.485. Land changing from agricultural to undeveloped, agricultural forest, productive forest land, or other is not subject to penalty. Under sec. 74.485(9), the county administers the penalty. For further explanation of the penalty, please visit this page on the Wisconsin Department of Revenue Web Site USE VALUE PENALITY

How Do I Know if My Property Qualifies for Use Value?

As a rule of thumb, if the land is used to raise anything that is eaten or milked, or eaten by something that is either eaten or milked, it may qualify for Use Value Assessment, please contact your assessor for a determination.