2026 Property Tax Base Report

Background

The City Assessor is responsible for the assessment process including:

  1. Discovering all real property that is subject to tax unless exempted by law
  2. Listing all property characteristics used to determine value
  3. Valuing all property subject to property tax.

Creating and maintaining an accurate assessment roll (list of all taxable property: address, value, and owner) fulfills the first requirement. Sustaining property record cards with correct characteristics and information satisfies the second requirement. Accurate valuation, the final requirement, entails estimating the market value of all locally assessable property in the City. These values are used when establishing property taxes in December. Please visit Annual Assessment Process for more information.

In Madison, all property is valued annually at 100% of market value as of January 1. There are several types of real property, including single family homes, condominiums, apartment buildings, commercial, and agricultural properties. Real property is assessed by the City Assessor and represents approximately 99% of the property tax base. The remaining 1% of the tax base is manufacturing property valued by the Wisconsin Department of Revenue.

Real Estate Changes

Locally assessed real estate increased 6.1% for 2026. Commercial assessments increased 8.3% and residential assessments increased 4.8%. Steady growth and continued development contributed to the increase.

Valuation Changes (in Millions) by Class
Type20252026$ Change% Change
Residential$30,159$31,603$1,4444.8%
Commercial$18,633$20,172$1,5398.3%
Total$48,813$51,796$2,9836.1 %

The $2,983 million local increase can also be broken down as follows:

Changes to Tax Base
TypeChange (in Millions)
Annexations$45.1
New Construction$984.8
Property Formerly Exempt, Now Assessed$1.9
Revaluations$1,992.4
Buildings Removed-$39.7
Real Estate Exemptions-$1.5
Total$2,983.0
Percent of Tax Base by Class
Class% of Total Value
Residential61.01%
Commercial38.95%
Agricultural0.04%
Total
(Excluding Manufacturing)		100.00%

Manufacturing Assessments

Manufacturing full value assessments prepared by the State are available on the WI Department of Revenue (DOR) Manufacturers page. Last year these assessments totaled $455 million.

Data

The following tables focus on the composition and rates of locally assessed real estate growth. For further information, contact Michelle Drea, City Assessor, 608-266-4531.

Table 1: Assessments (in Millions) by Type
Type20252026Value Added% Change
Single Family$24,301$25,473$1,1724.8%
Condominiums$3,935$4,078$1433.6%
2 units$1,554$1,652$986.3%
3 units$369$400$318.4%
Residential Total$30,159$31,603$1,4444.8%
Apartments$8,976$9,844$8689.7%
Rooming Houses$20$21$15.0%
Other Commercial$9,637$10,307$6707.0%
Commercial Total$18,633$20,172$1,5398.3%
Agricultural Total$21$21$00.0%
Grand Total$48,813$51,796$2,9836.1%

Table 2: Real Estate Sales

Note: Single Family includes condominiums.

Total Real Estate Sales
Type202020212022202320242025
Single Family4,7444,9974,5503,4182,2162,208
2-3 Units301324342221157149
Commercial238376356210280278
Total - All Types5,2835,6975,2483,8492,6532,635
Warranty Deeds
Type202020212022202320242025
Single Family4,7324,9794,5363,4042,1912,184
2-3 Units299313336221152144
Commercial231364353206276274
Total - All Types5,2625,6565,2253,8312,6192,602
Land Contracts
Type202020212022202320242025
Single Family121814142524
2-3 Units2116055
Commercial7123444
Total - All Types214123183433

Table 3: Taxable Parcels by Type
Type20252026
Parcels% of TotalParcels% of Total
Single Family - Improved49,38468.20%49,61368.40%
Single Family - Vacant2,2433.10%2,2303.10%
Condominiums16,94323.40%16,95123.40%
2 Units3,2484.50%3,2294.40%
3 Units5570.80%5540.80%
Residential - Total72,37591.10%72,57791.30%
Apartments2,21034.00%2,21034.00%
Rooming Houses210.30%210.30%
Other Commercial - Improved3,95260.80%3,96261.00%
Other Commercial - Vacant3174.90%3064.70%
Commercial - Total6,5008.20%6,4998.20%
Agricultural - Improved274.50%327.80%
Agricultural - Vacant57295.50%37792.20%
Agricultural - Total5990.80%4090.50%
Total - Improved76,34296.1%76,57296.3%
Total - Vacant3,1323.9%2,9133.7%
Grand Total79,474100.00%79,485100.00%

Table 4: 2026 Assessed Value of Property by Type
TypeNumber of ParcelsTotal ValueAverage Value
Single Family - Improved49,613$25,350,368,800$500,300
Single Family - Vacant2,230$122,930,700$55,126
Condominiums16,951$4,078,421,700$240,601
2 Units3,229$1,652,031,400$511,623
3 Units554$400,923,000$723,688
Apartments2,210$9,844,289,500$4,454,430
Rooming Houses21$21,846,800$1,040,324
Other Commercial - Improved3,962$10,163,985,500$2,565,367
Other Commercial - Vacant306$143,859,500$470,129
Agricultural409$21,816,000$53,340

Table 5A: Average Values of Single Family Homes - by Assessment Area
AreaArea Name20252026% Change
1Meadowood$373,300$396,0006.1%
2Orchard Ridge$449,900$484,4007.7%
3Muir Field West$249,200$299,40020.1%
4Arbor Hills-South Beltline$558,400$571,0002.3%
5Rimrock Heights-Moorland Road$352,800$371,7005.4%
6East Broadway$308,400$324,4005.2%
7Spring Harbor-Indian Hills-Mendota Beach Heights-Thorstrand$534,400$561,4005.1%
8Faircrest-University Highlands$620,300$631,1001.7%
9Mohawk Park, Englewood-Old Middleton Rd-Camelot$408,800$425,9004.2%
10Highlands-Skyline$1,024,500$1,229,90020.0%
11Parkwood Hills$663,200$668,6000.8%
12Walnut Grove/Sauk Creek$570,700$572,5000.3%
13Hill Farms$617,200$631,7002.3%
14Glen Oak Hills-Crestwood-Merrill Crest$425,300$442,2004.0%
15Highland Village/West Towne Area$329,500$336,2002.0%
16Segoe-Mineral Point Road (Lincoln Hills)$462,900$466,8000.8%
17Dudgeon-Monroe$629,200$666,5005.9%
18Nakoma$875,000$927,9006.0%
19Westmorland$523,800$571,7009.1%
20Westlawn-Randall School (West High)$772,400$800,8003.7%
21Vilas-Longfellow School$518,100$534,7003.2%
22University Area$532,900$561,4005.3%
23Langdon Area$460,500$486,5005.6%
24Near West (Square)$458,600$481,8005.1%
25Near East (Square)$440,300$462,6005.1%
26Lapham School-Breese Stevens (Square)$434,900$460,2005.8%
27Wil-Mar/Orton Park$594,900$618,5004.0%
28Tenney Park$626,600$635,5001.4%
30Waunona$430,800$459,9006.8%
31Highwood-Glendale$374,100$386,1003.2%
32Bay Creek$429,100$451,3005.2%
33Glendale$374,300$385,3002.9%
34Lake Edge$351,300$360,0002.5%
35Elvehjem-Acewood$363,100$380,5004.8%
36Elvehjem-Buckeye-Droster$412,300$414,1000.4%
37East High$378,700$383,1001.2%
38Atwood-Winnebago$431,700$442,9002.6%
39Fair Oaks-Worthington Park$290,300$301,7003.9%
40Olbrich$331,200$354,3007.0%
41Eastmorland$347,200$362,0004.3%
42Green Tree$470,500$487,3003.6%
43Rolling Meadows$360,900$377,9004.7%
44Rustic Ridge-East Ridge$395,000$421,2006.6%
45Patio Gardens-Lakeview Heights$339,400$364,6007.4%
46Milwaukee Street I90-94$373,700$382,2002.3%
47Heritage Heights$408,900$416,0001.7%
48Northport-Sherman Village$340,300$355,8004.6%
49Cherokee$550,300$564,6002.6%
50Northgate-Aberg Avenue$330,800$339,0002.5%
51East Washington Avenue-Stoughton Rd-Commercial Avenue$309,700$321,2003.7%
52Burr Oaks-Lincoln School$277,100$302,3009.1%
53Odana-Midvale Heights-Tokay$528,800$542,8002.6%
54Lerdahl Park$387,500$395,6002.1%
55Summit Woods$497,200$540,8008.8%
56North Lake Mendota$448,700$449,2000.1%
57Midvale Heights$517,000$560,6008.4%
60Westview Hills$625,800$666,7006.5%
61Midvale School-Westmorland$593,600$611,8003.1%
62University/Breese Terrace$684,700$706,0003.1%
63West High-Hoyt Park$684,600$708,9003.5%
64Findlay Park-Quarrytown$509,200$511,0000.4%
65University Heights$976,900$1,022,7004.7%
67Junction Ridge/Sauk Heights/Willows$575,100$588,4002.3%
68Brittingham Park$405,900$444,9009.6%
69Elmside-Oakridge$638,800$678,5006.2%
70Vilas-Edgewood Avenue$888,000$926,8004.4%
71Olbrich Park-Cottage Grove Road$372,300$398,7007.1%
72Whitetail Ridge$358,400$377,2005.2%
73Sherman School$302,000$321,3006.4%
74Midvale Heights-Odana$524,400$562,9007.3%
75Sunset Hills$764,300$812,4006.3%
76Holiday Bluff$368,500$387,5005.2%
77Berkeley$310,000$331,1006.8%
78Waunona$1,264,800$1,323,9004.7%
79Woodward$1,700,700$1,763,3003.7%
80West Beltline-Seminole Highway$321,500$346,9007.9%
81Brentwood Village-Sheridan Triangle$358,800$379,5005.8%
82Spring Harbor$1,647,000$1,772,0007.6%
83Isthmus$1,270,100$1,318,2003.8%
84Oakbridge$389,600$390,6000.3%
85Saukborough-Woodland Hills$639,800$645,3000.9%
86High Point Estates$722,900$721,700-0.2%
87Meadowood West$405,900$415,0002.2%
88Prentice Prairie-Ridgewood$401,400$414,0003.1%
89Sunset Village-Hilldale$508,300$511,9000.7%
90Sunset Village$565,600$619,6009.5%
91Sunset Woods-Forest Hills$506,700$551,1008.8%
92Heather Downs-Park Ridge Heights$379,300$395,8004.4%
93Putnam-McKee$436,300$452,3003.7%
94Wexford Village-Sawmill-Longmeadow$510,200$511,8000.3%
95Valley Ridge/Mid Town Commons$430,200$445,7003.6%
96Richmond Hill$545,900$568,5004.1%
97Mira Loma$376,200$405,8007.9%
98Fieldstone$419,900$441,9005.2%
99Grandview Commons$426,200$448,2005.2%
100Hawks Landing$845,700$879,7004.0%
101Stone Crest Estate/Hawks Creek$518,400$557,7007.6%
102Twin Oaks-Liberty Pl-Owl Crk$390,100$408,8004.8%
103Door Creek/Reston Heights$421,100$436,0003.5%
104Village at Autumn Lake$340,700$379,70011.4%
105Parkway Village$370,700$385,1003.9%
106Hawks Woods$522,600$536,6002.7%
107Nesbitt Valley$460,600$468,6001.7%
108Ice Age Falls$525,700$540,7002.9%
109Country Grove/Ice Age Ridge$563,600$610,0008.2%
110Blackhawk/Greystone$951,300$1,005,5005.7%
111Cardinal Glen/Birchwood/1000 Oaks$512,300$527,9003.0%
112Linden Park/Pine Hill Farms/Sugar Maple/Hawks Crossing$524,300$543,8003.7%
113Newbury Heights$440,500$459,2004.2%
114Hawks Meadow/Hawks Ridge/Hawks Valley$660,000$674,7002.2%
115Eastlawn/Covered Bridge/Rustic Acres$426,700$439,6003.0%
116Woods Farm$329,100$373,00013.3%
117Southeast Blooming Grove Attachment$254,300$270,6006.4%
118Eastland-North Gardens$328,900$341,6003.9%
119Nobel Park-Mendota Hills$312,400$341,4009.3%
120Lost Creek$410,200$419,5002.3%
121Siggel Grove & Quinn Ranch$438,300$455,4003.9%
122Secret Places @ Siggelkow Preserve$484,500$487,5000.6%
123Bram's Addition$277,600$286,8003.3%
124Tamarack$386,300$392,2001.5%
125Acacia Ridge (new construction)$317,800$396,20024.7%
126Arboretum$547,200$585,4007.0%
NoneCity-Wide$481,300$500,3003.9%

Table 5B: Average Values of Single Family Homes - by Geographic Area

Jump to:

Far West
AreaArea Name20252026% Change
7Spring Harbor-Indian Hills-Mendota Beach Heights-Thorstrand$534,400 $561,400 5.10%
8Faircrest-University Highlands$620,300 $631,100 1.70%
9Mohawk Park, Englewood-Old Middleton Rd-Camelot$408,800 $425,900 4.20%
10Highlands-Skyline$1,024,500 $1,229,900 20.00%
11Parkwood Hills$663,200 $668,600 0.80%
12Walnut Grove/Sauk Creek$570,700 $572,500 0.30%
14Glen Oak Hills-Crestwood-Merrill Crest$425,300 $442,200 4.00%
67Junction Ridge/Sauk Heights/Willows$575,100 $588,400 2.30%
84Oakbridge$389,600 $390,600 0.30%
85Saukborough-Woodland Hills$639,800 $645,300 0.90%
94Wexford Village-Sawmill-Longmeadow$510,200 $511,800 0.30%
110Blackhawk/Greystone$951,300 $1,005,500 5.70%
111Cardinal Glen/Birchwood/1000 Oaks$512,300 $527,900 3.00%
124Tamarack$386,300 $392,200 1.50%
South West
AreaArea Name20252026% Change
1Meadowood$373,300 $396,000 6.10%
2Orchard Ridge$449,900 $484,400 7.70%
3Muir Field West$249,200 $299,400 20.10%
15Highland Village/West Towne Area$329,500 $336,200 2.00%
42Green Tree$470,500 $487,300 3.60%
60Westview Hills$625,800 $666,700 6.50%
86High Point Estates$722,900 $721,700 -0.20%
87Meadowood West$405,900 $415,000 2.20%
92Heather Downs-Park Ridge Heights$379,300 $395,800 4.40%
93Putnam-McKee$436,300 $452,300 3.70%
95Valley Ridge/Mid Town Commons$430,200 $445,700 3.60%
98Fieldstone$419,900 $441,900 5.20%
100Hawks Landing$845,700 $879,700 4.00%
101Stone Crest Estate/Hawks Creek$518,400 $557,700 7.60%
106Hawks Woods$522,600 $536,600 2.70%
107Nesbitt Valley$460,600 $468,600 1.70%
108Ice Age Falls$525,700 $540,700 2.90%
109Country Grove/Ice Age Ridge$563,600 $610,000 8.20%
112Linden Park/Pine Hill Farms/Sugar Maple/Hawks Crossing$524,300 $543,800 3.70%
113Newbury Heights$440,500 $459,200 4.20%
114Hawks Meadow/Hawks Ridge/Hawks Valley$660,000 $674,700 2.20%
125Acacia Ridge (new construction)$317,800 $396,200 24.70%
Near West
AreaArea Name20252026% Change
13Hill Farms$617,200 $631,700 2.30%
16Segoe-Mineral Point Road (Lincoln Hills)$462,900 $466,800 0.80%
18Nakoma$875,000 $927,900 6.00%
19Westmorland$523,800 $571,700 9.10%
53Odana-Midvale Heights-Tokay$528,800 $542,800 2.60%
55Summit Woods$497,200 $540,800 8.80%
57Midvale Heights$517,000 $560,600 8.40%
61Midvale School-Westmorland$593,600 $611,800 3.10%
64Findlay Park-Quarrytown$509,200 $511,000 0.40%
74Midvale Heights-Odana$524,400 $562,900 7.30%
75Sunset Hills$764,300 $812,400 6.30%
80West Beltline-Seminole Highway$321,500 $346,900 7.90%
89Sunset Village-Hilldale$508,300 $511,900 0.70%
90Sunset Village$565,600 $619,600 9.50%
91Sunset Woods-Forest Hills$506,700 $551,100 8.80%
Central West
AreaArea Name20252026% Change
17Dudgeon-Monroe$629,200 $666,500 5.90%
20Westlawn-Randall School (West High)$772,400 $800,800 3.70%
21Vilas-Longfellow School$518,100 $534,700 3.20%
22University Area$532,900 $561,400 5.30%
23Langdon Area$460,500 $486,500 5.60%
24Near West (Square)$458,600 $481,800 5.10%
25Near East (Square)$440,300 $462,600 5.10%
62University/Breese Terrace$684,700 $706,000 3.10%
63West High-Hoyt Park$684,600 $708,900 3.50%
65University Heights$976,900 $1,022,700 4.70%
68Brittingham Park$405,900 $444,900 9.60%
70Vilas-Edgewood Avenue$888,000 $926,800 4.40%
Near South
AreaArea Name20252026% Change
30Waunona$430,800 $459,900 6.80%
32Bay Creek$429,100 $451,300 5.20%
52Burr Oaks-Lincoln School$277,100 $302,300 9.10%
123Bram's Addition$277,600 $286,800 3.30%
126Town of Madison 2022 Annexation$547,200 $585,400 7.00%
Far South
AreaArea Name20252026% Change
4Arbor Hills-South Beltline$558,400 $571,000 2.30%
5Rimrock Heights-Moorland Road$352,800 $371,700 5.40%
Central East
AreaArea Name20252026% Change
26Lapham School-Breese Stevens (Square)$434,900 $460,200 5.80%
27Wil-Mar/Orton Park$594,900 $618,500 4.00%
28Tenney Park$626,600 $635,500 1.40%
37East High$378,700 $383,100 1.20%
38Atwood-Winnebago$431,700 $442,900 2.60%
39Fair Oaks-Worthington Park$290,300 $301,700 3.90%
50Northgate-Aberg Avenue$330,800 $339,000 2.50%
69Elmside-Oakridge$638,800 $678,500 6.20%
118Eastland-North Gardens$328,900 $341,600 3.90%
Near East
AreaArea Name20252026% Change
31Highwood-Glendale$374,100 $386,100 3.20%
33Glendale$374,300 $385,300 2.90%
34Lake Edge$351,300 $360,000 2.50%
40Olbrich$331,200 $354,300 7.00%
41Eastmorland$347,200 $362,000 4.30%
71Olbrich Park-Cottage Grove Road$372,300 $398,700 7.10%
Far East
AreaArea Name20252026% Change
6East Broadway$308,400 $324,400 5.20%
35Elvehjem-Acewood$363,100 $380,500 4.80%
36Elvehjem-Buckeye-Droster$412,300 $414,100 0.40%
43Rolling Meadows$360,900 $377,900 4.70%
44Rustic Ridge-East Ridge$395,000 $421,200 6.60%
46Milwaukee Street I90-94$373,700 $382,200 2.30%
47Heritage Heights$408,900 $416,000 1.70%
96Richmond Hill$545,900 $568,500 4.10%
97Mira Loma$376,200 $405,800 7.90%
99Grandview Commons$426,200 $448,200 5.20%
102Twin Oaks-Liberty Pl-Owl Crk$390,100 $408,800 4.80%
103Door Creek/Reston Heights$421,100 $436,000 3.50%
115Eastlawn/Covered Bridge/Rustic Acres$426,700 $439,600 3.00%
117Southeast Blooming Grove Attachment$254,300 $270,600 6.40%
120Lost Creek$410,200 $419,500 2.30%
121Siggel Grove & Quinn Ranch$438,300 $455,400 3.90%
122Secret Places @ Siggelkow Preserve$484,500 $487,500 0.60%
North East
AreaArea Name20252026% Change
51East Washington Avenue-Stoughton Rd-Commercial Avenue$309,700 $321,200 3.70%
72Whitetail Ridge$358,400 $377,200 5.20%
76Holiday Bluff$368,500 $387,500 5.20%
77Berkeley$310,000 $331,100 6.80%
88Prentice Prairie-Ridgewood$401,400 $414,000 3.10%
104Village at Autumn Lake$340,700 $379,700 11.40%
105Parkway Village$370,700 $385,100 3.90%
116Woods Farm$329,100 $373,000 13.30%
Near North
AreaArea Name20252026% Change
45Patio Gardens-Lakeview Heights$339,400 $364,600 7.40%
48Northport-Sherman Village$340,300 $355,800 4.60%
49Cherokee$550,300 $564,600 2.60%
54Lerdahl Park$387,500 $395,600 2.10%
56North Lake Mendota$448,700 $449,200 0.10%
73Sherman School$302,000 $321,300 6.40%
81Brentwood Village-Sheridan Triangle$358,800 $379,500 5.80%
119Nobel Park-Mendota Hills$312,400 $341,400 9.30%
Lake Shore
AreaArea Name20252026% Change
78Waunona$1,264,800 $1,323,900 4.70%
79Woodward$1,700,700 $1,763,300 3.70%
82Spring Harbor$1,647,000 $1,772,000 7.60%
83Isthmus$1,270,100 $1,318,200 3.80%

Table 6: Average Assessment and Tax Increases by Year

The following illustrates the increase in assessment and taxes on an average residential single family property over the last several years. An increase of a certain percentage in the assessment does not necessarily mean a proportionate increase in the taxes.

YearValuationAssessment change
over previous year		Real Estate Taxes *Tax change
over previous year
2020$315,2004.90%$7,081.745.50%
2021$335,2006.30%$7,206.121.73%
2022$376,90012.40%$7,468.413.51%
2023$424,40012.60%$7,757.383.73%
2024$457,3007.80%$8,095.574.18%
2025$481,3005.20%$8,979.289.84%
2026$500,3003.90%Not available yetNot available yet

* Taxes reflect Lottery Credit

Tax Credits
Year Lottery Tax Credit First Dollar Credit 
2020$193.63$79.01
2021$303.13$85.47
2022$278.17$84.75
2023$328.13$88.15
2024$268.94$83.53
2025$273.83$91.28
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