Frequently Asked Questions

What are the duties of the assessor? Under the authority of Wisconsin Law, the assessor must discover, list, and value all taxable property within the Village limits. These valuations must be performed on an annual basis and must be in accord with Wisconsin State Statutes, in order to provide for the uniform and fair distribution of the property tax burden. It is important to note that the assessor does not create or anticipate these values in any way, but rather interprets what is currently happening in the marketplace.

Discovery involves maintaining accurate maps which identify each land parcel in the Village limits. These maps must be kept up to date with all changes that occur to each parcel. The assessor maintains contact with other village offices to keep informed of building and remodeling activity on an ongoing basis. Constant attention is also paid to businesses which sell, move, or come into the Village to ensure that all property receives an equitable assessment.
Listing includes keeping up to date records of all of the features of all taxable property on an individual basis. Accurate records of ownership, property details and condition, legal descriptions, and anything which might influence value must be maintained in order to ensure fair and equitable assessments. The accurate listing of specific property features is accomplished through the field review process, in which the assessing staff make on-site visits to the property to verify all pertinent details.
Valuing property proceeds from the two prior stages of discovery and listing. Assessments are estimates of the market value of property based on the activity in the market place.

What is assessed value vs market value?

Assessed value is an estimate of value assigned to taxable property by the assessor for purposes of property taxation. State law requires all assessments to be at 100% of market value. Assessed values must closely reflect actual market value following a revaluation. In non-revaluation years, assessments typically reflect a percent of market value due to changing market conditions.
Market value is defined as the amount a typical, well-informed buyer would be willing to pay for a property under typical market conditions. Typical conditions include: buyer and seller being unrelated, seller willing to sell but not under any pressure to sell, buyer willing to buy but not under obligation to buy, property must be on the open market for a reasonable length of time, payment must be in cash or its equivalent with typical market-place financing.

How does the assessor value property? By keeping accurate records of each property within the Village limits, the assessor is able to estimate value for all properties based on sales of those or similar properties for any given assessment year. Some of the factors the assessor considers: sales of the subject property, sales of similar or comparable properties, what it would cost to replace the property, the income a property earns, any other factors affecting the marketability of each property. These factors are typically broken down into three approaches to valuing property:

The Market Approach: This method of valuing property involves obtaining sales data of the subject property or sales data from similar properties. The selling price of subject or comparable properties must then be analyzed for accuracy and for applicability. These selling prices must then be adjusted for differences between the subject data and data from comparable properties.
The Cost Approach: This method involves considering how much money it would cost, at current material and labor costs, to replace your property with one like it. If your property is not new, the assessor must further determine how much depreciation has taken place.
The Income Approach: This method is used and especially applicable if there is rental income associated with your property. Examples would include: apartment houses, stores, office buildings, etc. The assessor must consider such factors as operating expenses, taxes, insurance, maintenance and financial risk, and the desired profit associated with the income from the property. This approach is not typically applied to home ownership unless the house is rented to others.

What if I don't let the assessor inspect my property? When an interior inspection is not allowed during the field review process, the assessor will attempt to update the records by using any and all available information. Observation from the exterior, and any other indications of condition will be considered. Information is kept current through building permit inspections, sales inspections, periodic re-inspections, and exterior reviews. In order to ensure an accurate assessment, it is to your advantage to allow the assessor inside your property when an inspection is requested. Consider this thought - when shopping for a new home, no one would determine what price to pay for a property until they inspect both its interior and exterior. The accuracy of an assessment is only as reliable as the information used to determine the value. Without inspecting the interior, the assessor's office is left to estimate the interior components using the best information available. By denying an interior inspection, you may lose the right to appeal your assessment to the Board of Review.

What happens if I make changes to my property? Generally, improvements that maintain the value of your property will not cause an increase in assessed value. Such improvements include:

repairing concrete driveways, replacing gutter and downspout, replacing hot water heater, repairs or replacing roofing materials, repairing porches, painting, replacing furnaces, weather stripping, storm windows, landscaping

Adding value to your property would typically reflect a higher assessed value. Items which typically add value to a property would include:

adding rooms, adding a garage, replacing asbestos or wood siding with steel or vinyl siding, modernization of kitchens or baths, adding central air conditioning, adding fireplaces, other extensive remodeling

How can my assessment change when I haven't done anything to my property? General economic conditions, such as interest rates, inflation, supply and demand, and changes in tax laws will influence the market value of real estate. As property values change in the market place, those changes must be reflected on the assessment roll on an annual basis.

Will I be notified if there is a change in my assessed value? Yes, Wisconsin law now requires that the owner must be notified if there is a change.

What if I don't agree with my assessment? If your opinion of the value of your property differs from the assessed value, you should contact the assessor's office to discuss the assessment of your property. During this informal session, you can learn how your assessment was made, what factors were considered and what type of records are kept regarding the property. If after discussing your assessment you do not agree with the assessed value, you may file an appeal with the Board of Review. Your appeal must be written and must be filed pursuant to the deadlines detailed on your assessment notice. It is too late to file an objection when you receive your tax bill in December.

What is a revaluation? Wisconsin law requires assessments to be at market value. When a municipality is no longer at or near market value, all of the properties in the Village must be reviewed. This is done in order to bring all properties to full market value and to ensure that taxes are distributed equitably and uniformly.

How will my taxes change as a result of a changed assessed value? Though the value of your property affects your share of taxes, the actual amount you pay is determined by the budget needs of the schools, village, county, technical college and state reforestation. All of these taxing bodies decide their budget needs based on services to be provided to the community and the amount of state and federal support of these budgets.

A foreclosed home was sold for less than the assessed value. Will that lower my assessment? Usually not. Foreclosed properties are being marketed under duress and frequently sell at discount prices. While there had been more foreclosure-related sales during 2008 and 2009 than any time during the past 20 years, foreclosure sales have always been part of the market. In this downturn, Wisconsin has fared better than most states as real estate values adjust to the economic climate. Just as foreclosure-related sales are frequently not an indicator of market value when values are rising, they are not necessarily an indicator of value in a declining market and are not normally considered by the assessor when determining the market value of property in a community. In fact, Wisconsin law, appraisal standards, and Wisconsin courts, require very specific criteria for a sale to be considered as a reliable indicator of market value. Two of the most important of these criteria are:

whether the sale occurred under duress (such as a forced sale), and
whether the property had adequate market exposure.

For example, a property that sells two weeks after it’s listed may have sold quickly because it was under-priced. This may be an indication of a duress situation, requiring closer review by the assessor, to verify whether or not it was an arms-length transaction. In most cases, looking at non-foreclosure sales is the most reliable way to gauge what is actually happening with neighborhood values. There are times when the majority of homes that are selling in your neighborhood tend to be around the same price as foreclosure-related sales. In this case, they may represent a reasonable picture of market value.

What are taxing bodies and tax base? The following are taxing bodies which determine budget amounts for services to the community and translate those budget amounts into the tax levy:

Village of Salem Lakes, Salem Grade School, Central Westosha High School, Trevor-Wilmot Grade School, Wilmot High School, Riverview Grade School, Wheatland Grade School, Kenosha County, Gateway Technical College, State of Wisconsin

Special taxing districts include:

Camp Lake-Center Lake Rehabilitation District, Hooker Lake Management District, Voltz Lake Management District

The tax base is the total of all assessed values of properties subject to the local property tax in the Village of Salem Lakes.

How do I know if my assessment is correct? Sales and assessment information is available from the assessor's office. You are entitled to review the information and come to your own conclusions about the value of your property. Private realtors and appraisers will also provide alternative opinions of value at your own expense. If you don't agree with the value placed on your property, contact the assessor. Their office is always receptive to new information or data concerning the value of your property. Please call the assessor's office at 262-925-6707 for questions you may have regarding your assessment.

What is Open Book vs Board of Review? OPEN BOOK is the period of time, just after the assessor has completed the annual assessment roll, during which the assessments are open to the whole community. Time is set aside by the assessing staff to talk to property owners and review values. Notices will be posted when the dates are set. BOARD of REVIEW is a formal hearing process for bringing your concerns about the value of your property before a board, comprised of residents and one Village Board member. In order to appear before the Board of Review, the property owner or owner's representative must file an objection form with the Village Clerk. A hearing will be schedule at which you will be required to appear before the Board of Review and present evidence that has bearing on the value of your property. These hearings are for presenting evidence of property values and are NOT for discussing taxes.

What are my responsibilities at the Board of Review hearing? Property owners appealing to the Board of Review should be aware that:

Under Wisconsin law, the assessor's value is presumed correct unless proved otherwise. You must be able to prove that the current assessed value is incorrect and the value you believe to be the fair market value is correct.
The Board of Review may only act upon sworn, oral evidence presented by the taxpayer or their representative. You or a representative must be present to give evidence.
The evidence must be factual in nature, proving your opinion of value, and not just a matter of opinion or hearsay. Simply stating that the assessment is too high or taxes are too high is not sufficient.
A small percentage difference between the assessed value and the taxpayer's estimate is usually not sufficient to warrant a change by the Board of Review.
A property owner who has previously refused the assessor's written request to view the property is not eligible to protest the assessment.

The Board of Review will send you a written decision regarding your assessed value. That notice will give you subsequent options to appear. One example would be to appeal to the Circuit Court.

What properties qualify for tax exemption? Property owners appealing to the Board of Review should be aware that:

Under Wisconsin law, the assessor's value is presumed correct unless proved otherwise. You must be able to prove that the current assessed value is incorrect and the value you believe to be the fair market value is correct.
The Board of Review may only act upon sworn, oral evidence presented by the taxpayer or their representative. You or a representative must be present to give evidence.
The evidence must be factual in nature, proving your opinion of value, and not just a matter of opinion or hearsay. Simply stating that the assessment is too high or taxes are too high is not sufficient.
A small percentage difference between the assessed value and the taxpayer's estimate is usually not sufficient to warrant a change by the Board of Review.
A property owner who has previously refused the assessor's written request to view the property is not eligible to protest the assessment.

The Board of Review will send you a written decision regarding your assessed value. That notice will give you subsequent options to appear. A decision of the Board of Review may be appealed to the Kenosha County Circuit Court or to the WI Dept of Revenue. An appeal to the Circuit Court must be made within ninety (90) days after notification of the decision of the Board of Review. Remember, this has nothing to do with your property taxes.

What properties qualify for tax exemption? Property in the State of Wisconsin is generally taxable unless it is specifically exempt from tax by the state legislature. The legislature enacted WI State Statute 70.11 which lists categories of specific exemptions. To follow the link to the statute, click here .....

How is the tax rate determined? The total tax rate is calculated by dividing the amount of taxes required by all taxing authorities by the total assessed value of all taxable property in the Village. The tax rate is the amount of taxes per $1,000 of assessed value and determines the amount that appears on your tax bill. Tax rates are dependent on the operating budgets of the units of government which levy property taxes and the level of support of those budgets by the state and federal governments. These budgets are finalized during the fall of the year and the tax rate is set toward the end of November. Tax bills are mailed early December. Besides the Village, the individual taxing units are the Salem Grade School District, Trevor/Wilmot Jt Grade School District, Silver Lake Jt Grade School District, Wheatland Grade School District, Wilmot Union High School District, Westosha/Central High School District, Kenosha County, Gateway Technical College, and the State of Wisconsin Reforestation Project.

If we are exempt for federal income tax, would we qualify for property tax exemption? Federal income tax exemption does not guarantee property tax exemption. Income tax is governed by federal law and the Internal Revenue Code. Local property tax is governed by state law. If you believe your property qualifies for property tax exemption, fill out a WI Department of Revenue Exemption Application form and file the form with the assessor's office. This application must be filed by March 1st of the year for which exemption is sought. This form must be filled out in its entirety in order for the assessor to make a complete and informed decision. This form is not required for manufacturing property, which must be considered by the state for classification.

What if I think my property qualifies for property tax exemption? Fill out a WI Dept of Revenue exemption application form and file this with the local Assessor. This application must be filed by March 1st of the year for which exemption is sought. This form must be filled out in entirety in order for the Assessor to make a completely informed decision. This form is not required for manufacturing property, which must be considered by the state for classification.