AppealDesk

Manitowoc County Property Tax Appeal, Wisconsin

Travis BunnTravis Bunn·Updated July 22, 2026

Manitowoc County is located along Wisconsin's Lake Michigan shoreline with a population of approximately 81,359 as of 2020. The county seat is the City of Manitowoc, which serves as the primary population center. Property tax appeals are particularly important here as Manitowoc County has one of the highest median property tax rates in Wisconsin and nationally. With a median home value of $168,126 and an effective tax rate of 1.41%, homeowners pay a median annual tax bill of $2,281, which is above the national median property tax rate of 1.02% but slightly below the state median of $2,400.

Notable cities: Manitowoc, Two Rivers, Kiel

Median Home

$168,126

Tax Rate

1.41%

Annual Tax

$2,281

Population

81,359

On the typical Manitowoc County home, valued near $168,126 at the county’s effective tax rate of 1.41%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: 48 hours before the Board of Review's first scheduled meeting (typically held in May or June), or within the first 2 hours of the Board's first meeting with good cause shown

Wisconsin has the most compressed appeal timeline in the nation. You must provide written or oral notice of your intent to file an objection at least 48 hours before the Board of Review's first scheduled meeting. If you miss this deadline, you can still file during the first 2 hours of the Board's first meeting if you can show good cause. The formal written objection must be filed within the first 2 hours of the Board's first scheduled meeting. Board of Review meetings are typically held in May or June and vary by municipality within Manitowoc County.

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Wisconsin farm with red barn. Manitowoc County appeal guide.

How Manitowoc County Assesses Property

100%of market value

Assessed by: Local municipal assessors and Manitowoc County Property Lister's Office

Assessment cycle: annual

Notices typically mailed: Spring (April-May)

Wisconsin requires properties to be assessed at 100% of fair market value as of January 1 each year. This means your assessed value equals your property's full market value. For example, if your home's market value is $168,000, at Wisconsin's 100% assessment ratio your assessed value would be $168,000, resulting in approximately $2,369 in annual taxes at the county's effective rate of 1.41%. However, various state tax credits (School Levy Credit, First Dollar Credit, Lottery and Gaming Credit) are automatically applied to reduce your final tax bill.

The Appeal Process

Appeals are heard by the Board of Review. Board of Review hearings are typically brief (5-15 minutes) and semi-formal. You will present your evidence to a panel of local citizens appointed to review assessments. The assessor will also be present to defend the assessment. The Board will issue a written determination, typically within 15-30 days.

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Step 1: Contact your local assessor informally to discuss your assessment concerns before the Board of Review meets. This can often resolve issues without a formal appeal.

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Step 2: Provide written or oral notice of your intent to appeal to your municipal clerk at least 48 hours before the Board of Review's first scheduled meeting. Include whether you will request removal of any Board member and estimate the hearing length.

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Step 3: File a formal written objection with the Board of Review clerk within the first 2 hours of the Board's first scheduled meeting. Include your property information, proposed valuation, and reasons for disagreement.

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Step 4: Attend your scheduled Board of Review hearing (typically 5-15 minutes). Present evidence including comparable property sales, recent appraisals, photographs of property condition issues, and repair estimates to support your proposed value.

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Step 5: Receive the Board of Review's written determination. If you disagree with their decision, you have 20 days to appeal to the Wisconsin Department of Revenue (for properties under $1 million with a $100 fee) or 90 days to appeal to Circuit Court.

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Step 6 (if needed): For further appeals beyond the Board of Review, you may appeal the Department of Revenue decision to the Wisconsin Tax Appeals Commission within 60 days, or proceed directly to Circuit Court within 90 days of the Board's decision.

Required form: Written objection form or letter (form varies by municipality - contact your municipal clerk)

Filing Methods

in-person:File with your municipal clerk at least 48 hours before the Board of Review meeting, or during the first 2 hours of the Board's first meeting
mail:Send written notice to your municipal clerk at least 48 hours before the Board of Review meeting
phone:Oral notice is permitted - call Manitowoc County at (920) 683-5181 or your municipal clerk at least 48 hours before the Board of Review meeting

Evidence to Bring

Comparable sales from the past 6-12 months for similar properties in your areaRecent independent appraisal from a licensed appraiserPhotographs documenting property condition issues or defectsRepair estimates for needed workProperty record card showing assessment details

Manitowoc County Assessor Contact

Manitowoc County Property Lister's Office / Treasurer

Website: https://manitowoccountywi.gov/departments/treasurer/

Online Portal: https://manitowocmaps.info/GISPortal/records.html

Hours: Monday-Friday, 8:00 AM - 4:30 PM (contact office to confirm)

Tax Exemptions in Manitowoc County

Wisconsin Homestead Credit

Varies based on household income and property taxes paid; maximum household income is $24,680

An income-based refundable credit for homeowners and renters claimed on your Wisconsin state income tax return. This is not a traditional exemption but a tax credit that reduces your income tax liability or provides a cash refund.

Eligibility: Must have lived in Wisconsin for the entire prior year and use the property as your primary residence. Property taxes and income must meet program thresholds.Deadline: Filed with your Wisconsin income tax return (typically April 15)

School Levy Tax Credit

Varies by property and school district; automatically calculated and shown on your tax bill

Automatically applied to all residential property tax bills to reduce the school portion of property taxes. No application required.

Eligibility: All residential properties receive this credit automaticallyDeadline: No application required - automatically applied

Lottery and Gaming Credit

Typically $150-$350 per property, varying by school district

A credit funded by state lottery and bingo revenue, applied to owner-occupied primary residences. Shows as a line item reduction on your December property tax bill.

Eligibility: Must own and occupy the property as your primary residence on January 1 of the assessment yearDeadline: File application with County Treasurer by January 31 (or October 1 for late claims)

First Dollar Credit

Varies by municipality; automatically calculated

A state credit automatically applied to all residential property tax bills. No application required.

Eligibility: All residential properties receive this credit automaticallyDeadline: No application required - automatically applied

Wisconsin Veterans and Surviving Spouses Property Tax Credit

Refundable credit based on actual property taxes paid on primary residence and up to one acre of land

A refundable tax credit for eligible disabled veterans with a 100% service-connected disability rating and their unremarried surviving spouses. Claimed on state income tax return.

Eligibility: Veteran must have 100% VA disability rating (individual unemployability qualifies) and been a Wisconsin resident for 5 consecutive years after active duty or when entering active duty. Must be verified by Wisconsin Department of Veterans Affairs.Deadline: File Schedule VA with your Wisconsin income tax return after receiving WDVA verification

Property Tax Deferral Loan Program

Loan covers property taxes; must be repaid with interest

A loan program through WHEDA that allows eligible seniors to defer property tax payments. The loan becomes due when the property is sold or transferred.

Eligibility: Age 65+, household income under program limits, sufficient home equity, property must be primary residenceDeadline: Applications must be filed with WHEDA between January 1 and June 30; $225 application fee required annually

Manitowoc County Appeal Packet — $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Manitowoc County?
In Manitowoc County, you must provide written or oral notice of your intent to appeal at least 48 hours before your municipality's Board of Review first scheduled meeting, which typically occurs in May or June. If you miss this deadline, you can still file during the first 2 hours of the Board's first meeting if you can demonstrate good cause for missing the deadline. This is the most compressed appeal timeline in the nation, so it's critical to act quickly when you receive your assessment notice in the spring. Contact your municipal clerk immediately to confirm the exact Board of Review meeting date for your municipality.
How do I find out when the Board of Review meets in my Manitowoc County municipality?
Board of Review meeting dates vary by municipality within Manitowoc County. Each town, village, and city schedules its own Board of Review, typically in May or June. To find your specific meeting date, contact your municipal clerk's office directly or visit your municipality's website. You can also call the Manitowoc County Property Lister's Office at (920) 683-5181 for guidance on contacting your local clerk. Meeting notices are also typically posted on municipal websites and at town halls. Because you must provide notice 48 hours before the meeting, it's essential to confirm the date as early as possible.
What evidence do I need to win a property tax appeal in Manitowoc County?
To successfully appeal in Manitowoc County, you need strong comparable sales evidence showing similar properties in your area sold for less than your assessed value within the past 6-12 months. A recent independent appraisal from a licensed appraiser carries significant weight. If your property has defects or damage, bring clear photographs and contractor repair estimates. You should also obtain your property record card from the assessor to verify all characteristics are correct, errors in square footage, room counts, or condition ratings are common grounds for reductions. The Board of Review needs objective, documented proof that your assessment exceeds your property's fair market value as of January 1.
Can I appeal my Manitowoc County property taxes online?
No, Manitowoc County does not currently offer online filing for Board of Review appeals. You must provide written or oral notice to your municipal clerk at least 48 hours before the Board of Review meeting, either in person, by mail, or by telephone. The formal written objection must then be filed with the Board of Review clerk within the first 2 hours of the Board's first scheduled meeting. While you can search property records online at https://manitowocmaps.info/GISPortal/records.html, the actual appeal filing must be done through traditional methods. Contact your municipal clerk or call Manitowoc County at (920) 683-5181 for specific filing instructions for your municipality.
What happens if the Board of Review denies my appeal in Manitowoc County?
If the Board of Review denies your appeal or you're unsatisfied with their decision, you have two options for further appeal. First, you can appeal to the Wisconsin Department of Revenue within 20 days of receiving the Board's determination if your property value doesn't exceed $1 million, this costs a $100 filing fee. Second, you can appeal directly to Circuit Court within 90 days of the Board's decision. The Circuit Court appeal is typically more formal and many property owners hire an attorney for this stage. If you appeal to the Department of Revenue and still disagree with their decision, you can then appeal to the Wisconsin Tax Appeals Commission within 60 days. Each level of appeal has strict deadlines that cannot be extended.
How much can I save by appealing my property taxes in Manitowoc County?
Savings depend on how much you successfully reduce your assessed value. In Manitowoc County, with an effective tax rate of 1.41%, every $10,000 reduction in assessed value saves you approximately $141 per year in property taxes. If you successfully reduce a $200,000 assessment to $180,000, you'd save about $282 annually. Over a typical 3-5 year period before the next revaluation, this could total $850-$1,400 in savings. Nationally, statistics show about 25% of homes are over-assessed by an average of $5,000-$15,000, which in Manitowoc County would translate to annual overpayments of $70-$210. The key is gathering strong comparable sales evidence to prove your property's actual market value.
What property tax exemptions and credits are available in Manitowoc County?
Manitowoc County homeowners can benefit from several Wisconsin tax credits, though they work differently than traditional exemptions. The School Levy Tax Credit, First Dollar Credit, and Lottery and Gaming Credit are automatically applied to your tax bill (Lottery Credit requires a January 31 application). Together, these typically reduce bills by $300-$600 annually. The Wisconsin Homestead Credit is an income-based refundable credit claimed on your state income tax return if your household income is under $24,680. Disabled veterans with 100% VA disability ratings can claim the Veterans Property Tax Credit on their state return for property taxes paid on their primary residence. Seniors age 65+ may qualify for the Property Tax Deferral Loan Program through WHEDA, allowing them to postpone tax payments.
Does Manitowoc County assess properties every year?
Yes, properties in Manitowoc County are assessed annually as of January 1 each year according to Wisconsin law. However, this doesn't mean your assessment changes every year, the assessor reviews sales data and property changes to determine if adjustments are needed. If your property's market value hasn't changed significantly, your assessment may remain the same for multiple years. You'll receive an assessment notice in the spring if your property value has changed from the previous year, typically in April or May. Major renovations, additions, or changes in the local real estate market can trigger assessment changes. Wisconsin requires all properties to be assessed at 100% of fair market value, so assessors make adjustments to keep assessments aligned with current market conditions.

Official Resources

Manitowoc County Official Website →

Official county website with department contacts, meeting agendas, and county services information.

Manitowoc County Property Tax Records Search →

Search property tax records, assessments, and payment information for Manitowoc County properties.

Wisconsin Department of Revenue - Property Tax Information →

State property tax resources including exemption applications, assessment guides, and appeal procedures.

Wisconsin Tax Appeals Commission →

Information on filing appeals to the Wisconsin Tax Appeals Commission after Board of Review decisions.

For state-wide appeal information including Wisconsin's assessment ratio and deadlines, see our Wisconsin Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

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Sources: https://manitowoccountywi.gov/ | https://www.revenue.wi.gov/ | https://www.ownwell.com/trends/wisconsin/manitowoc-county | http://www.tax-rates.org/wisconsin/manitowoc_county_property_tax | https://taxappeals.wi.gov/Pages/home.aspx

Last verified: 2026-07-22