Property Assessment and Frequently Asked Questions
What does the Assessor’s Office do? And what assessment services are provided?
The Assessor’s Office collects data and reviews sales to determine the assessed value of properties located within the City of Oshkosh.
Assessment services include reviewing recently sold properties to update our CAMA (computer-assisted mass appraisal) software, reviewing renovations or new construction based on permits taken out, and assisting property owners in understanding the assessment process.
How can an assessment change when nothing has been done to the property? And how can it change if the assessor staff has not been inside my property?
General economic conditions such as interest rates, inflation, supply and demand, and changes in tax law all contribute to the value of real estate. As the value of your property changes, those changes must be reflected on the assessment roll to ensure fairness in taxation.
Why is my property value different than my neighbor’s?
While your neighbor’s house may look similar on the exterior, subtle difference to the interior of the house can have major impacts on the value
Do all assessments change at the same rate?
Assessments do not all change at the same rate. There are differences between individual properties and between neighborhoods. In one area, sales may indicate a substantial increase in value in a given year. In another neighborhood, there may be no change in value, or 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 more in demand than two-story houses, or vice-versa. Older homes in the same area may be rising in value more slowly than newer homes. Generally, commercial and industrial properties do not appreciate at the same rate as single-family homes. There are numerous factors to be considered which can affect value; such as location, condition, size, quality, number of bathrooms, finished basement, garages, and many others.
Why is there another citywide revaluation in 2025? Wasn’t there one in 2024?
The State of Wisconsin requires timely and accurate revaluations to ensure property assessments in the city are equitable among all property classes. In 2024, the Wisconsin Department of Revenue determined that the City’s commercial property assessment values were not in compliance with the DOR’s required ratios. The City’s residential assessment values were in compliance, but the DOR requires that all major property classes within the City be revalued at the same time to ensure that the properties are equitably assessed. As a result, another revaluation is necessary in 2025 to adjust the assessment values to meet state requirements.
What is a revaluation? And what is a maintenance year?
A revaluation means that all commercial and residential properties’ values are updated at once, per State requirements. It provides a “catchup” to the marketplace to ensure all property owners pay their fair share in taxes.
The time period between revaluations is used for updating property data. The Assessor’s Office enters information about permitted new construction and home remodels. Any year where there is not a revaluation is considered a maintenance year.
How does the assessor value property?
The State of Wisconsin requires that property assessments be based on fair market or “true cash” 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.
The Assessor’s Office uses computer software to maintain an extensive database of detailed information about each property. Sales records are also maintained which help assessors determine the best comparable sales.
Some factors considered are: what similar properties are selling for, what it would cost to replace your property, the rent it may earn, and other factors that affect value. The assessor does not create this value, but rather interprets what is happening in the marketplace.
What is “Open Book”?
Open Book is a period of time that the assessor and the assessment records must be available to the public. It is a time where property owners can learn how their assessments were determined and what factors were considered. This is the best time for property owners to ask questions about the assessment process. Property owners can make sure the size, age, condition, number of bedrooms and bathrooms, and other physical characteristics of their property are listed correctly.
Minor errors and misunderstandings can be easily corrected by meeting with Assessor’s Office staff during Open Book.
If you know of recent sales of similar properties in your neighborhood that you think could better reflect the value of your property, this is the time to bring them to the attention of Assessor’s Office staff
I have recently built a new home. Will the construction costs of a new home be considered?
Your construction cost is a historical figure, which may or may not reflect the current fair market value of your property. It is only one element that is considered.
What will happen to my assessment if I improve or repair my property?
Improvements that increase the market value of a home may increase the assessed value. The following are typical items that may increase the value of your home: added rooms or garages, siding, modernization of kitchen or baths, central air conditioning, fireplaces, extensive remodeling.
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: repairing walks and driveways, replacing gutters and downspouts, replacing water heater, repair or replacing the roof, repairing porches and steps, repairing original siding, patching or repairing interior walls or ceilings, exterior painting, replacing electrical fixtures, replacing a furnace, replacing exterior awnings and shutters, weather stripping, screens, storm windows, exterior doors, landscaping, etc.
Will I be notified if there is a change in my assessment?
The State of Wisconsin requires that the Assessor’s Office notify property owners whose total assessment changes from the previous year. Please note that failure to receive a notice does not invalidate the assessment. The notice must contain the amount that the assessment changed and the time, date, and place of the Board of Review meeting. The notice must include information notifying the owner of the procedures to be used to object to the assessment.
What if I disagree with my assessment?
Annually, a review period called Open Book takes place at City Hall. Property owners who disagree with their property’s assessed value can meet with staff to present evidence and get more information about the process used to determine their property value. It is helpful to bring examples of comparable sales in your neighborhood that you believe are similar to your property when meeting with Assessor’s Office staff. When requested, staff can provide examples of comparable sales and assessment information during regular office hours.
How could a higher property value impact my tax bill in 2025?
A higher property value does not necessarily mean a higher tax bill.
If the tax levy remains similar and your assessed value increases in line with the average throughout the rest of the community, then you will likely not see much of an increase in your taxes. If your assessed value increases more than the average throughout the rest of the community or there are increases to the tax levy by any of the four taxing jurisdictions than you will likely see an increase in your taxes.
There are other factors, including special assessments or delinquent taxes and utility bills that can result in an increase in your taxes.
How will the revaluation impact my property taxes? And how does the tax rate impact my tax bill?
The revaluation process redistributes the existing tax burden between property owners. This means revaluation is a revenue neutral process that does not exist to generate excess income for the City.
What is the Board of Review?
The Board of Review (BOR) is a body made up of fellow residents appointed by the Mayor and confirmed by Common Council. The BOR consists of 5 regular members and 2 alternates and serve 5-year terms. They are responsible for correcting errors on the assessment roll and administering property tax assessment appeals. The BOR hears evidence from both the property owner and Assessor’s Office staff and can only act upon evidence presented at the hearing. Additional information on how the BOR operates can be found here.
After meeting with Assessor's Office staff during the Open Book period to discuss the property, if I still think the assessment is incorrect, what can I do?
You should arrange to appear at the Board of Review. You must contact the City Clerk at least 48 hours prior to the Board of Review. The City Clerk can provide you with an objection form that you must complete. You would then be scheduled for a hearing at the Board of Review. When you receive your tax bill in December, it is too late to file an objection.
What evidence do I need to present at the Board of Review?
You would present evidence that proves that the assessment is incorrect. The BOR considers only testimony and evidence presented at the hearing. Stating that your taxes are too high or your taxes increased too much is not sufficient evidence to warrant a change in your assessed value. Your testimony and evidence should establish what value you think your property is worth.
The best evidence would be recent sales prices for properties similar to your own, which is referred to as comparable sales. 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 if there are no comparable sales?
The value may be estimated using other available information. This may include sales of less comparable properties, asking prices, cost and income approaches to value, options to purchase, recent appraisals, insurance estimates, and assessments of other comparable properties.
If I want to appeal my assessment, am I required to appear at the Board of Review?
It is important to appear at the Board of Review. Most appeal methods require that you first appear at the Board of Review. If you cannot attend the hearing; you can arrange with the Clerk’s Office for a representative to appear before the BOR on your behalf. You will present all of your evidence that you believe proves that the assessment is incorrect during the BOR hearing. Remember that if you choose to appeal the BOR decision to the circuit court, the court will make its decision based on evidence and testimony presented to the BOR. Disabled or ill property owners may call-in to the BOR hearing via phone or submit a written letter in advance of the hearing for consideration if they can also present a letter from a doctor that confirms their illness or disability.
The State of Wisconsin does allow the BOR to waive the hearing and allow the property owner to appeal directly to the circuit court. The BOR has discretion to determine whether it will waive the hearing.
Please Note: You cannot appeal your assessment to the Department of Revenue under state law (Wis. Stats. § 70.85), if the Board of Review waives the hearing.
For additional information,
contact the Assessor's Office at
(920) 236-5070.
Office Hours: 8:00 AM - 4:30 PM (Mon-Fri).
