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Wisconsin · Winnebago CountyWinnebago County, WI property taxes. Values jumped. Make sure yours is right.
The typical home in Winnebago County was worth about $298,000 in January 2026, up 5.8% in a year. When values move this fast, assessments can overshoot individual homes, especially ones that need work.
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What Winnebago County home values did
Winnebago County values rose 5.8% in the year to January 2026, reaching a new high. That's in line with Wisconsin as a whole (+6.1%).
Since January, values have risen 2.1% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $209,000 | +10.9% |
| January 2022 | $230,000 | +10.2% |
| January 2023 | $248,000 | +7.8% |
| January 2024 | $262,000 | +5.4% |
| January 2025 | $282,000 | +7.6% |
| January 2026 | $298,000 | +5.8% |
| August 2026 (latest) | $304,000 | +2.1% since January |
January 2026 was the highest month since 2021.
Winnebago County places by change from peak
Every Winnebago County place with enough data, ranked by the gap between January 2026 and its post-2021 high. Each links to its own guide.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Rushford | $289,000 | +0.6% | -0.3% |
| Oshkosh | $255,000 | +5.7% | At peak |
| Neenah | $304,000 | +5.7% | At peak |
| Menasha | $307,000 | +6.1% | At peak |
| Omro | $290,000 | +2.9% | At peak |
| Winneconne | $340,000 | +4.0% | At peak |
| Fremont | $343,000 | +6.9% | At peak |
| Clayton | $495,000 | +7.0% | At peak |
| Larsen | $356,000 | +6.0% | At peak |
| Vinland | $407,000 | +6.8% | At peak |
| Nekimi | $360,000 | +5.2% | At peak |
| Utica | $384,000 | +8.1% | At peak |
| Poygan | $400,000 | +8.1% | At peak |
| Black Wolf | $377,000 | +4.8% | At peak |
What to check on your notice
The typical Winnebago County home gained 5.8% in the year to January 2026. A notice that rose far more than that, or a value above what similar homes nearby actually sold for, is the usual starting point for an appeal.
Keep the state's limits in mind: No statewide cap on assessed value increases was found. Wisconsin limits local levy growth, not individual assessments.
How a Wisconsin appeal works
Values in Winnebago County are set by the local municipal assessor, and the appeal starts there. The rules below apply statewide; your notice has the exact dates and office for your property.
| Who sets the value | Municipal assessor. Each town, village, and city values its own property, usually through a municipal assessor or a contracted assessor. Your appeal goes to your municipality's Board of Review, not the county. |
|---|---|
| Valuation date | January 1 |
| Your notice | Notice of Changed Assessment |
| Deadline | Give the Board of Review clerk notice of intent to object at least 48 hours before the Board's first meeting, and file Form PA-115A before or during the first two hours of that first meeting. The Board must meet during the 45-day period starting the fourth Monday in April, and at least 7 days after Open Book. |
| First step | Talk to the assessor at Open Book, then object to the municipal Board of Review using Form PA-115A. |
| If you still disagree | Circuit court certiorari within 90 days of the Board's notice, or an appeal to the Department of Revenue within 20 days of delivery (or 30 days after mailing) of the Board's decision for a $100 fee. You can also file an excessive assessment claim with the municipality by January 31 of the tax payable year, but not if you used the DOR or circuit court route. |
| Form | Form PA-115A, Objection Form for Real Property Assessment |
| Fee | No filing fee to object to the Board of Review was found. Appeal to the Department of Revenue costs a non-refundable $100. Circuit court has a filing fee. |
| Can the value go up? | Possible. The Board of Review can raise or lower assessments, but only after notice and a hearing. |
Reading this in fall 2026? The 2026 Board of Review window has closed. Your next chance is the 2027 Board of Review, which starts around the fourth Monday in April 2027. Watch for your Notice of Changed Assessment (mailed at least 15 days before the meeting, 30 in revaluation years) and the Open Book notice. Exact dates are set by your municipality. If you already objected at the 2026 Board and paid your tax, an excessive assessment claim for 2026 taxes is due to your municipality by January 31, 2027.
- You must give 48 hours notice of intent to object, in writing or orally, before the Board's first meeting. The Board can waive it for good cause.
- Skipping the Board of Review generally closes the other doors, since DOR appeal and excessive assessment claims require that you objected to the Board.
- The Board of Review cannot hear complaints that your taxes are too high, only your assessment.
Find your local office in the Wisconsin DOR Board of Review filing objections and forms.
Building a Winnebago County case
A citywide index shows the trend. Your case needs your house. Winnebago County is part of the Oshkosh-Neenah metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- The assessor's value is presumed correct. Prove it is too high with recent arm's-length sales of your home or comparable homes in your municipality.
- You must give the Board a written estimate of land and improvement value and the information you used to reach it.
- You must object to the total value of the property, not only land or only improvements.
- Attend Open Book first. The assessor can fix errors there without a formal hearing.
Get your Winnebago County appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Wisconsin appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Wisconsin forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Wisconsin DOR 2026 Guide for Property Owners (pb060), Wisconsin Statutes 70.47, Board of Review, Wisconsin DOR Board of Review filing objections and forms, Form PA-115A. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.