Wisconsin State law requires that municipalities conduct revaluation of properties to ensure accurate assessments and fair property taxation. The City of West Allis is obligated to conduct a comprehensive assessment of properties since this hasn't been done since 2013. Given the changes in the economy and real estate market over the past 11 years, many assessments will likely be adjusted.
Property owners whose assessments have changed will be notified via mail beginning April 19. If you receive a notice of assessment and wish to discuss the changes, contact the Assessor to set up an appointment between May 6 – 10. This is your opportunity to provide more information to the Assessor to make sure your assessment is accurate.
You also have the right to file a formal appeal with the City’s Board of Review. The board will meet on May 22 at 10 a.m.
Your participation and cooperation in the process are both necessary and greatly appreciated. Objections to your assessment must be done during this time period and will not be considered at any other time.
The state mandates that the City of West Allis perform this revaluation. If we do not comply, we may be subject to penalties. Keep reading to learn more.
Revaluation FAQ
Download the FAQ (PDF)
1. How did my property increase so much from 2023 to 2024?
The last time the City completed a City-wide revaluation for residential properties was in 2013. Because of that, the 2023 value stated on your letter was most likely the same amount that was carried over from 11 years, not 2023.
2. My assessed value is broken into two categories: Land and improvements, however, I haven’t made any recent improvements. Why is that?
Your assessed value provided on your revaluation notice and yearly tax bill is broken into two values:
• Land (the parcel or lot itself)
• Improvements - your house and other existing structures
Home improvements (e.g., renovations, upgrades) and building new structures (e.g., houses, garages, sheds) can increase the improvement portion of your assessed value but the current change is due to the revaluation unless you have pulled a permit for renovations or other home improvements. In that case, your change would also include the renovation or home improvement valuation.
3. What did you use to calculate my new assessed value?
• Comparable sales: Recent sales of similar properties in your neighborhood are used to determine a uniform adjustment to assessed values, which can vary from house to house and neighborhood to neighborhood.
• Land value updates: The land value is reviewed and changed if factors like location, zoning, size, shape and access to amenities or utilities have changed to ensure fairness and consistency across all properties in an area. These updates help determine the land portion of the assessed value.
• Cost manual updates: Cost manuals reflecting modern prices are used to estimate the value of structures on a property (like houses and garages) by calculating the cost to replace or reproduce them, minus depreciation; this helps determine the improvement portion of the assessed value.
4. How will this affect my tax bill?
When a city-wide revaluation happens, affecting over 20,000 properties with an average value increase of 58%, the change to your individual tax bill may not be as significant as it would be if you renovated your home or built a new garage during a time outside a city-wide revaluation.
The effect of reassessments on your 2024 taxes won't be known until December when the budgets of the five taxing groups (Milwaukee Metropolitan Sewage District, Milwaukee Area Technical College, West Allis/West Milwaukee School District, Milwaukee County, and the City of West Allis) are completed and the City receives them.
5. Why can’t you do this closer to when taxes are done or have it be effective in 2025?
Revaluation notices are sent at least 30 days before the Board of Review meetings are scheduled. The new assessed values must be effective as of January 1 each year, and the Board of Review meets in May to finalize these values. Taxing jurisdictions budgets are done on a calendar year basis, and the tax rates must be set by December. Conducting the revaluation closer to when taxes are calculated or making it effective in 2025 would not comply with the assessment and budget timelines.
View the April 23, 2024 Special Common Council Meeting, featuring a presentation from the City Assessor about the revaluation process.
2024 Revaluation: important DATES IN THE ASSESSMENT PROCESS
- January 1: All property is assessed as it existed on January 1st
- March 1: Last day to file Property Tax Exemption request
- April 19: Notice of Assessments will be mailed (if applicable)
- May 6 - 10: Open Book by appointment only, via in-person, video or teleconference
- No later than May 6: Completed 2024 Assessment Rolls delivered to City Clerk
- May 22, 2024: Board of Review
- December: Tax bills are calculated and mailed.
To view your Property Record Card, i.e.: sales history, square footage, room count and sizes,click here. Enter your address then click on the "Property Record Card" button.
To view yourProperty File, i.e.: permits, occupancies, surveys,click here. Click on the "Search" button located in the upper right corner. Type in your address and select it from the drop down list.
2024 FINAL ASSESSMENT ROLLS
The assessment represents the assessed value of the property rather than its full market value. These links will be updated May 22, 2024 when the Assessor submits the rolls to the Clerk's Office.
- 2024 Completed Mobile Home Municipal Permit Assessment Roll (PDF)
- 2024 Completed Real Estate Assessment Roll (PDF)
- To search the PDF:
- Click Ctrl F keys
- Type in Tax Key (ex. 000-0000-000), Property Address (ex. 111 S 111 St), or Owner / Business name
- Click Enter
- 2023 Completed Real Estate Assessment Roll (PDF)
TO APPEAL YOUR ASSESSMENT
First, discuss with your local assessor – minor errors and misunderstandings can often be corrected with the assessor instead of making a formal appeal. Should you have any questions regarding this change in assessed value, please contact the City Assessor's Office by email assessor@westalliswi.govor if no access to email, then call 414-302-8230.
To file a formal appeal give notice of your intent to appeal by contacting the City Clerk at least 48 hours before the Board of Review begins. Complete and file your Objection to Real Property Assessment form with the Clerk no later than the first two hours of the Board of Review’s meeting. Make sure you file a completed form or the Board of Review may not review your appeal. You can contact the City Clerk at 414-302-8220 or email clerk@westalliswi.gov.
The Board of Review operates similarly to a court of law. Its function is not one of valuation, but of determining the validity of the facts presented before it. You or your representative may provide testimony to the Board in objection to the assessment. You must be able to prove that the assessment is inequitable, or is too high compared to the general level of assessment in West Allis.
FORMS:
- Request for Review Form
- Objection to Real Property Assessment Form (Fillable PDF)
- Notice of Intent to File Objection Form (Fillable PDF)
- Agent Authorization (Fillable PDF)
REFERENCE:
2023 WISCONSIN ACT 12
2023 Wisconsin Act 12 exempts personal property from taxation beginning with assessments as of January 1, 2024. No forms were sent out this year because no reporting of personal property is necessary.
Assessor's office: Services Provided
The City of West Allis Assessor’s Office is responsible for the maintenance of ownership information, and the valuation of all taxable property within the City in accordance with The Wisconsin Property Assessment Manual (PDF) and Chapter 70 of the Wisconsin State Statutes. It is our primary responsibility to provide uniform property values so that the burden of taxes is distributed as fairly and equitably as possible under current law.
Though assessed values are used to calculate tax bills, a change in assessed value does not necessarily equate to an increase or decrease in a tax bill. It is important to note that the overall tax burden is a function of the tax levy approved by taxing jurisdictions whereas the assessed value is a marker for the share of that burden. Property owners may see an increase in assessed value if new construction occurred or new improvements were made to the property.
To be clear, the amount a property owner will pay on the tax bill is primarily determined by the tax levy. The tax levy is set by the various taxing jurisdictions including the City of West Allis, West Allis/West Milwaukee School District, Metropolitan Milwaukee Sewage District (MMSD), Milwaukee Area Technical College (MATC), Milwaukee County, and the State of Wisconsin.
Assessor’s Responsibility
Since 1848 in Wisconsin, "...taxation shall be uniform...", as required under the Preamble to the State Constitution.
It is the Assessor’s primary responsibility under case law, statute and our State Constitution to produce equitable and uniform property assessments in order to ensure that the burden of property tax is distributed fairly and equitably among all property owners.
It makes sense to most people that for property taxes to be considered "fair", similar properties should have a similar tax burden; Overall property assessments should make sense and be consistent with each other.
An easy way to understand this is when comparing homes with one another. The newest, biggest and best home in West Allis should have the highest assessment and the oldest, smallest and most run down house should have the lowest, with all other houses somewhere in between.
