Residents in Winchester recently received Notice of Assessment letters and many have reached out with questions. Below is a brief explanation of how the value adjustments DO NOT equate to higher taxes.
While the values listed on your assessment notices show an increase, Town of Winchester taxes and the amount you pay will NOT increase by the same proportion.
How is this possible? Here is a simple explanation:
One must first understand that the Town of Winchester Assessment Ratio has been out of state compliance for the past four years coming in below the state allowed ratio (1.10 to .90 is allowed).
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2025 = 0.649411470 (36% below comparables statewide and out of compliance)
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2024 = 0.682706558 (32% below comparables statewide and out of compliance)
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2023 = 0.766046336 (24% below comparables statewide and out of compliance)
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2022 = 0.856604099 (15% below comparables statewide and out of compliance)
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2021 = 0.970829763 (3% below comparables statewide but within the state allowed range)
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2020 = 0.989687287 (1% below comparables statewide but within the state allowed range)
The State of Wisconsin requires municipal assessments to be within a range of 10% over or 10% under the state equalized value. Because the market tends to fluctuate, the State allows municipalities to be out of compliance up to four years. Since 2022, the Town of Winchester’s values have been below the state required range for assessments (90% to 110%).
In response, the Town Assessor completed a Market Adjustment to bring ALL property values to the equalized value, or equal to the state average (assessment ratio of 100%). A Market Adjustment does not look at individual properties but rather looks at the different property classes which include residential, commercial, agricultural, manufacturing, etc. The assessor adjusted each class as a whole to bring the assessments to the state required value ratio (100%). Everyone’s assessment increased, each proportionately to the others within the same class.
The net result is that the Town will now once again be compliant with state requirements avoiding penalties and avoiding state involvement in the assessment process. AND because EVERYONE’S property values increased proportionately to the others in the same class, there will NOT be a big increase in taxes. The taxes are shared proportionately, the same as before the Market Adjustment. The tax dollars collected will remain largely unchanged. That amount is divided across the entire town, so because everyone’s values increased, the division of the taxes will ultimately come out similar to previous years.
The goal of the Town of Winchester remains the same – to keep the town taxes flat, with no plans for a big tax increase. Additionally, state law has safeguards that limit the amount towns can tax. If the Town had not completed the Market Adjustment, the State of Wisconsin would have done it for us under their own state controls..
The samples below show how property taxes are calculated and how the assessment change does not mean higher taxes.
2025 Town Tax Levy = $282,204
2025 Town Assessed Value = $204,523,700
$282,204 divided by $204,523,700 = 0.001380 (1.38 / 1000 mill rate)
Sample Property Assessment $361,600 x mill rate 0.001380 = taxes $499.01
2026 Town Tax Levy = $283,000 (estimated)
2026 Town Assessed Value = $343,289,250 (estimated)
$283,000 divided by $343,289,250 = 0.0008244 (0.83 / 1000 estimated mill rate)
Sample Property Assessment after Market Adjustment $606,100 x mill rate 0.0008244 = estimated taxes $499.65
2025 Town Taxes = $499.01
2026 Town Taxes = $499.65
Still have questions of concerns? Feel free to call the Assessor, Action Appraisers, at (920) 766-7323 during regular business hours through August 21, 2026 to discuss your assessment. You may also make an appointment to discuss your assessment with the assessor during Open Book. Please note Open Book is by appointment only, so please call ahead to schedule a meeting.