Fond du Lac Property Tax rates hover around 1.71% for the city and 1.62% for the county, putting local homeowners above the Wisconsin average of 1.38%.
Residents can check their exact bill using the property tax calculator Wisconsin offers on the Fond du Lac County assessor’s portal and see the tax levy schedule Wisconsin publishes each year.
The Fond du Lac county assessor office, reachable at (920) 322‑3410 or assessors@fdl.wi.gov, issues the assessment notice explanation and answers questions about the Wisconsin homestead exemption, senior property tax exemption, and military veteran property tax exemption.
For commercial owners, commercial property tax rates Fond du Lac differ by municipal tax rates and school district property tax rates Wisconsin, so consulting the tax collector contact is advised.
All payment options Wisconsin accepts online, by mail, or in person before the property tax bill due date Wisconsin, helping avoid tax delinquent properties Fond du Lac.
Fond du Lac Property Tax appeals follow the property tax appeal process outlined by the Board of Review, with deadlines posted on the City of Fond du Lac Assessor’s website.
Homeowners can file an objection using form PA‑115A, while the property tax refund criteria cover over‑payments and successful appeals.
The Fond du Lac tax collector also manages the property tax lien filing process and offers relief programs such as the property tax deferral for disabled or the Wisconsin property tax credit.
Farmers should review farm land tax assessment Wisconsin rules, and anyone curious about parcel boundaries can use the tax parcel lookup Fond du Lac portal.
Real estate taxes in Fond du Lac WI reflect local tax district boundaries, and the annual property tax revenue reports Wisconsin keep the public informed.
Search Fond du Lac City Property Tax
Property owners in Fond du Lac can look up current tax bills, assessment data, and payment histories through the City of Fond du Lac Assessor’s Office online portal. The official site at https://www.fdl.wi.gov hosts municipal assessment records for properties located within city limits.
Gather the parcel number from a prior tax bill or closing paperwork before starting. Wisconsin parcel numbers follow a standard format that pinpoints the exact legal description, the lot, block, and parcel subdivision of a property.
- Visit the City of Fond du Lac website at https://www.fdl.wi.gov.
- Click the Administration tab in the top navigation bar.
- Select Assessor Office to open the assessment section.
- Enter the parcel number, property address, or owner name into the search field.
- Review the assessment breakdown, including land value, improvement value, and total assessed value.
- Download or print the assessment record for tax planning or appeal purposes.
Properties outside city limits, including those in the Town of Fond du Lac, Village of North Fond du Lac, and other towns within the county, fall under Fond du Lac County jurisdiction. Real estate documents such as deeds, mortgages, and liens sit with the Fond du Lac County Register of Deeds; contact information is available through the official county website.
Fond du Lac Property Tax Rates and Statistics
The effective property tax rate inside the City of Fond du Lac hovers near 1.71 percent, placing local homeowners above the Wisconsin state median of 1.38 percent. Fond du Lac County carries a slightly lower effective rate of 1.62 percent, still above the statewide figure.
The national median effective property tax rate runs about 1.02 percent, so Fond du Lac residents pay a noticeably larger share of home value in tax than the typical American homeowner. Actual bills combine levies from the city, county, school district, and technical college district.
| Jurisdiction | Effective Property Tax Rate |
|---|---|
| City of Fond du Lac | 1.71% |
| Fond du Lac County | 1.62% |
| Wisconsin State Median | 1.38% |
| National Median | 1.02% |
Rates shift each year based on local budgets, school referenda, and equalized value changes set by the Wisconsin Department of Revenue. The City of Fond du Lac completed a city-wide property revaluation for the 2026 assessment year to align assessments with current market conditions.
How the City Assessor Calculates Real Estate Taxes in Fond du Lac WI
The City of Fond du Lac Assessor, contracted through Catalis Tax & CAMA, Inc., determines the assessed value of every parcel within city limits each year. Assessed value reflects the estimated market value of land and any buildings or improvements attached to it as of January 1.
Three standard approaches drive real estate appraisal methods Wisconsin assessors rely on. The cost approach adds the value of land to the replacement cost of structures minus depreciation. The sales comparison approach reviews recent sales of similar nearby properties. The income approach applies to rental and commercial properties based on net operating income.
- Cost approach: replacement cost minus depreciation, plus land value.
- Sales comparison approach: adjusted prices of comparable nearby properties.
- Income approach: net operating income capitalized at a market rate.
Once the assessor sets a value, the city, county, school district, and technical college each apply their own mill rate. The mill rate multiplied by the assessed value produces the final annual tax bill sent to the property owner.
Reading the Assessment Notice Explanation
Each spring, the assessor mails an assessment notice to property owners showing the new total assessed value, the previous year’s value, and the change. The notice serves as the official record of the assessor’s opinion of market value for tax purposes.
Owners who spot errors or disagree with the value have a window to act before taxes are finalized. The notice includes the date of the Open Book session, when an owner can meet one-on-one with the assessor to review the data.
- Parcel number and legal description.
- Prior year assessed value and current year assessed value.
- Classification of the property (residential, commercial, agricultural, etc.).
- Date, time, and location of the Open Book session.
- Deadline and procedure for filing a formal objection.
Read the notice carefully because the assessed value does not directly equal the tax bill. Taxes rise only when the property value grows faster than the average value change across the city. A stable value can still mean a stable or even lower tax bill.
Wisconsin Homestead Exemption and Property Tax Relief Programs
Wisconsin offers a homestead credit on state income tax returns for low- and moderate-income homeowners. The credit reduces the amount of property tax owed and is calculated based on household income, property taxes paid, and rent paid for renters.
Several relief programs exist at the state and local level. The Wisconsin property tax credit on the income tax return provides direct relief. The school property tax credit and the lottery and gaming credit appear on the December tax bill for owner-occupied primary residences.
| Program | Eligibility | Benefit |
|---|---|---|
| Homestead Credit | Wisconsin resident, low to moderate income, owns or rents primary home | Income tax credit based on property taxes or rent paid |
| School Property Tax Credit | Owner of primary residence as of January 1 | Direct credit on the property tax bill |
| Lottery and Gaming Credit | Owner of primary residence as of January 1 | Direct credit on the property tax bill |
| Senior Property Tax Exemption | Owner age 65 or older, income limits apply | Reduces assessed value for tax purposes |
Each program has its own application form, deadline, and supporting document list. The Wisconsin Department of Revenue publishes the schedule and a property owner handbook each year. Local officials at the city and county assessor offices can confirm eligibility and direct owners to the correct paperwork.
Property Tax Appeal Process in Fond du Lac
Property owners who believe the assessed value is too high can challenge it through a structured appeal process. The first step takes place at the Open Book session, where the assessor reviews the data with the owner and may agree to a change.
If the matter remains unresolved, the owner can file a formal objection with the Board of Review. Wisconsin statute requires written or oral notice of intent to appear at least 48 hours before the Board of Review begins.
- Attend the Open Book session to discuss the assessment with the assessor.
- Complete Form PA-115A, the official Objection to Real Property Assessment.
- File the form with the City Clerk by the deadline posted on the city website.
- Provide written or oral notice of intent to appear at least 48 hours before the Board of Review convenes.
- Present evidence such as recent comparable sales, photographs, or an independent appraisal at the hearing.
- Receive a decision from the Board of Review within the statutory window.
Evidence carries weight at the hearing. Bring a list of comparable sales within the same neighborhood, ideally closed within the prior 12 months, with adjustments for square footage, lot size, condition, and location. Photographs of property defects and an independent appraisal report strengthen the case.
Objection Forms and Board of Review Deadlines
Form PA-115A serves as the official objection form for real property assessments in Wisconsin. The form asks for the parcel number, owner details, the current assessed value, the value the owner believes is correct, and a brief statement of the reason for the objection.
The City of Fond du Lac posts the deadline on the Open Book and Board of Review page each year. Deadlines are tied to the assessment cycle and Board of Review schedule, not a single fixed statewide date.
- Open Book period: walk-in review with the assessor, no appointment required.
- Objection filing deadline: published on the city Open Book and Board of Review page.
- Notice of intent to appear: at least 48 hours before the Board of Review begins.
- Board of Review hearing: scheduled date with the clerk.
- Decision: mailed to the owner within the statutory window.
Failure to meet any of these steps can result in a missed appeal. Plan ahead, gather evidence early, and confirm the exact dates with the City Clerk before the objection window closes.
Property Tax Bill Due Date Wisconsin and Payment Options
Wisconsin divides the annual property tax bill into installments. The City of Fond du Lac mails tax bills in December for the following year, with payment due in two parts. Late payments accrue interest and may result in delinquent status on the property record.
Property owners have several payment channels. The city accepts payments online through the official portal, by mail to the City Treasurer, and in person at City Hall during business hours.
- Online payment via the city website portal.
- Payment by mail to the City Treasurer at the city hall address.
- In-person payment at the City Treasurer’s office.
- Bank bill-pay service from a personal checking account.
- Escrow payment through a mortgage servicer.
Property owners with a mortgage typically pay taxes through an escrow account managed by the loan servicer. The servicer collects a portion of the tax bill each month with the mortgage payment and pays the city directly when the bill comes due. Owners without a mortgage must track due dates personally to avoid penalties.
Commercial Property Tax Rates Fond du Lac
Commercial property tax rates in Fond du Lac differ from residential rates because Wisconsin classifies properties by use. The assessor assigns a class to each parcel, and the class determines the valuation method and the rate at which the property is taxed.
Commercial properties include office buildings, retail stores, restaurants, hotels, industrial facilities, and apartment buildings with five or more units. Each class follows the same three appraisal methods, but the income approach often carries more weight for income-producing properties.
| Property Class | Valuation Method | Tax Impact |
|---|---|---|
| Residential (Class 1) | Sales comparison, cost | Lower effective rate |
| Commercial (Class 2) | Income, sales, cost | Higher effective rate |
| Manufacturing (Class 3) | Cost approach primary | State-mandated rate relief |
| Agricultural (Class 4) | Use-value based on production | Reduced rate per state policy |
| Undeveloped (Class 5) | Market value | Higher rate due to limited use |
Wisconsin offers the Manufacturing Property Tax Credit to reduce the tax burden on qualifying manufacturing facilities. Commercial owners can review the credit and the assessment process with the city assessor office to plan ahead for annual tax liabilities.
Tax Delinquent Properties and the Property Tax Lien Filing Process
When a property tax bill goes unpaid, the unpaid balance becomes a lien on the property. Wisconsin municipalities follow a statutory process for tax delinquent properties, beginning with late fees and interest and potentially ending with a tax deed sale.
The treasurer records the delinquent amount as a lien against the parcel in the county land records. The owner has a statutory redemption period to pay the back taxes plus interest and penalties before the property moves to a tax sale.
- Late payment: interest and penalty charged per state statute.
- Lien filing: recorded with the Register of Deeds in the county land records.
- Notice of pending tax sale: sent to the owner of record.
- Tax sale: public auction of the tax lien or tax deed.
- Redemption period: owner can pay all back amounts to reclaim the property.
- Tax deed: title transfers to the winning bidder if the owner does not redeem.
Owners facing financial hardship should contact the city treasurer or county social services before bills fall behind. Wisconsin law includes protections for elderly, disabled, and military veteran owners in some cases, including the property tax deferral for disabled program.
School District Property Tax Rates and Municipal Tax Rates
Property tax bills in Fond du Lac combine levies from several overlapping taxing jurisdictions. The largest share usually belongs to the school district, followed by the city, the county, and the technical college district.
Each school district sets its own levy based on state aid, revenue limits, and local referenda. A referenda passed by voters can raise the school levy and therefore the property tax bill for residents in that district.
- City of Fond du Lac: provides police, fire, streets, and local services.
- Fond du Lac County: funds courts, social services, and county roads.
- School district: funds K-12 education and buildings.
- Moraine Park Technical College: funds vocational and technical education.
- Special districts: lake districts, sanitary districts, and other local bodies.
Local tax district boundaries can split a single street between two school districts or two municipalities. Confirm the exact tax district for a property using the tax parcel lookup tool available through the city or county website, which shows the codes for every jurisdiction that levies tax on the parcel.
Tax Parcel Lookup Fond du Lac and Real Estate Appraisal Methods
Fond du Lac County maintains land records and parcel data through the Register of Deeds office. The available tools accept a parcel number, property address, or owner name as a search key. Refer to the official county website for the current parcel lookup tool link.
Appraisal methods used in the lookup data follow the Wisconsin Property Assessment Manual. The manual sets standards for the cost approach, sales comparison approach, and income approach, plus rules for depreciation, land valuation, and partial interest assessments.
- Cost approach: replacement cost new minus depreciation plus land value.
- Sales comparison: adjusted sale prices of comparable properties within the same market area.
- Income approach: gross income minus expenses capitalized at a market rate.
Reviewing comparable sales in the same neighborhood is the strongest evidence at appeal. Look for sales within the past 12 months, in the same school district, and with similar square footage, lot size, age, and condition. The county portal can show recent sales data for any neighborhood.
Property Tax Refund Criteria and Wisconsin Property Tax Caps
Wisconsin does not impose a strict property tax cap like some other states. Local levy limits exist, but the tax bill itself reflects the combined levies of all taxing jurisdictions and the equalized value of the property.
Property owners who overpay or who win an appeal may qualify for a refund. The refund process is handled by the county treasurer or the city treasurer, depending on which jurisdiction received the overpayment.
- Overpayment from a billing error: refund issued once verified by the treasurer.
- Successful appeal: refund or credit applied to the next year’s tax bill.
- Duplicate payment: refund or transfer applied after confirmed by the treasurer.
- Levy limit exemption: applied to the next year’s tax calculation.
Property tax revenue reports Wisconsin publishes each year show how much revenue each jurisdiction raised and how the levies changed year over year. These reports help owners track the growth of local government and forecast future bills.
Senior and Military Veteran Property Tax Exemptions
Wisconsin law provides property tax exemptions for qualified senior citizens and military veterans. Senior owners may qualify for a credit that reduces the assessed value, while veterans with a service-connected disability rating may qualify for a separate exemption.
The senior property tax exemption applies to owner-occupied primary residences of residents age 65 or older with household income below a state-set threshold. The military veteran property tax exemption applies to veterans with a qualifying service-connected disability.
- Senior exemption: based on age 65 or older and income limits set by state law.
- Veteran exemption: based on service-connected disability rating from the VA.
- Application: filed annually with the city assessor office.
- Documentation: proof of age, income, military service, and disability rating.
- Deadline: typically March 1 of the tax year for most exemptions.
The city assessor office can provide the exact income limits, the application form, and the document checklist. File early each year, because most exemption programs have a hard deadline. Missing the deadline can mean waiting another full year for the benefit to apply.
Farm Land Tax Assessment Wisconsin Rules
Wisconsin uses use-value assessment for farm land, basing the taxable value on the land’s agricultural production capacity rather than its potential market value for development. The use-value formula is set by the Department of Revenue each year.
To qualify for farm land tax assessment, the property must be in agricultural use, owned by a farmer, and meet minimum size and income tests. The assessor confirms the use each year through on-site visits and owner-supplied data.
- Use-value formula: based on soil productivity, crop prices, and production costs.
- Income test: gross farm income of at least a state-set minimum per year for several years.
- Size test: at least 35 acres in agricultural use, or fewer acres meeting a higher income test.
- Application: Form PR-230 Property Tax Exemption Request filed with the local assessor by March 1.
Farm owners converting land to non-farm use, or selling land for development, can lose the use-value classification. The assessor can answer questions about how the change affects the property tax bill going forward.
Property Tax Deferral for Disabled and Wisconsin Property Tax Credit
Wisconsin operates a property tax deferral program for disabled owners. The state pays the property tax on behalf of the qualified owner, and the deferred amount becomes a lien on the property that is repaid when the property is sold or transferred.
The Wisconsin property tax credit works differently. It is a refundable income tax credit for low- and moderate-income owners and renters, calculated based on property taxes paid, rent paid, and household income. Claim the credit on the state income tax return each year.
- Property tax deferral: state pays the tax bill, lien recorded against the property.
- Eligibility: disabled owner with limited income, must occupy the property.
- Repayment: due at sale, transfer, or death of the owner.
- Wisconsin property tax credit: claimed on the state income tax return.
- Income limits: set annually by the Department of Revenue.
Disabled owners who cannot afford their tax bill should ask the city assessor about the deferral program and the Wisconsin property tax credit at the same time. Combining the two programs can reduce the immediate bill and provide a refund on the state return.
Local Tax District Boundaries and Property Tax Revenue Reports
Local tax district boundaries determine which school district, technical college, and special district levy a property. The boundaries do not always follow city or county lines, so a single neighborhood can fall in two school districts or two technical college districts.
The Department of Revenue publishes property tax revenue reports each year covering every county, municipality, school district, and technical college in the state. The reports show the total levy, the equalized value, the mill rate, and the share of the average property tax bill that goes to each taxing body.
- County report: total county levy, equalized value, mill rate, and revenue per capita.
- Municipal report: city levy, special assessments, and revenue from property tax.
- School district report: revenue limit, state aid, property tax levy, and mill rate.
- Technical college report: levy, equalized value, and revenue from property tax.
Reviewing the annual reports reveals trends in local tax policy. A rising school levy combined with stable equalized value means higher bills for owners. A falling equalized value without a falling levy means higher mill rates and a larger share of home value paid in tax.
Property Tax Audit Procedure
The property tax audit procedure in Wisconsin covers the records held by local assessors, treasurers, and the Department of Revenue. The audit checks that assessments follow the Wisconsin Property Assessment Manual, that levies stay within revenue limits, and that exemptions are properly granted.
Owners who suspect an error in their assessment, levy, or exemption can request a review through the assessor office, the Board of Review, or the Department of Revenue. Each path has a different scope and outcome.
- Assessor review: walk-in review of the property record at the Open Book session.
- Board of Review: formal hearing on the assessed value with sworn testimony.
- Department of Revenue complaint: review of assessor conduct or systemic errors.
- Court appeal: action in circuit court after the Board of Review decision.
Keep copies of every document sent to the assessor, the clerk, and the Board of Review. Records of comparable sales, photos, and an independent appraisal carry weight at every step of the audit and appeal process.
Contact, Local Details, and Map
For property tax questions, assessments, exemptions, and appeals, contact the City of Fond du Lac Assessor’s Office using the details below. The office handles all real property assessments within city limits and serves as the first point of contact for tax relief programs and objection forms.
- Department: City of Fond du Lac Assessor’s Office (Catalis Tax & CAMA, Inc.)
- Official Website URL: https://www.fdl.wi.gov
- Main Phone: (920) 322-3410
- Official Email: assessors@fdl.wi.gov
For real estate records, deeds, mortgages, liens, and recorded documents, contact the Fond du Lac County Register of Deeds. The office maintains the official land records for all of Fond du Lac County, including parcels outside city limits. Contact details for the Register of Deeds are available on the official Fond du Lac County website.
Frequently Asked Questions
Fond du Lac Property Tax services help homeowners and businesses understand their tax bills, find exemptions, and pay on time. The City Assessor’s Office, located at 160 South Macy Street, offers a web portal for parcel lookup, payment options, and appeal forms. Knowing the correct phone number, email, and deadlines can prevent penalties and save money through available waivers or credits.
How can I look up my Fond du Lac property tax bill online?
Visit the City of Fond du Lac Assessor’s portal at https://www.fdl.wi.gov. Enter your parcel number, which appears on any prior bill or closing document. The system displays the current assessed value, due dates, and any unpaid balances. If the parcel number is missing, use the address search feature. After reviewing the details, you can click the “Pay Now” button to settle the bill via credit card or electronic check. The portal also lets you download a PDF of your statement for records.
What is the deadline to pay the first half of my 2026 property tax in Fond du Lac?
The first installment is due by January 31, 2026. Pay the amount shown on your bill before that date to avoid a late charge. Payments can be made online, by mail, or in person at the Tax Collector’s office. If you choose mail, send a check or money order to the address listed on the bill and include the parcel number on the memo line. Online payments post instantly, giving you a receipt you can save for future reference.
How do I request a homestead exemption for my primary residence in Fond du Lac?
Start by downloading the exemption form from the Assessor’s website or pick up a paper copy at the office. Complete the form with your name, address, and proof of ownership, such as a deed or mortgage statement. Submit the application by March 1, 2026, either online or by mailing it to 160 South Macy Street. Once approved, the exemption reduces the taxable value, lowering your yearly bill. Keep a copy of the confirmation for your records.
What steps should I follow to appeal my 2026 property assessment?
First, review your assessment notice for errors in land size or improvements. Gather comparable sales data from recent transactions in the same neighborhood. Next, file an objection using Form PA‑115A, available on the Assessor’s site, before the Board of Review filing deadline listed on the notice. Submit the form by mail or online, attaching the sales data and any photographs that support your case. Attend the Board hearing on the scheduled date, present your evidence, and ask questions. The Board will issue a decision in writing within a few weeks.
Where can I find information on senior or veteran property tax credits in Fond du Lac?
The City Assessor’s Office lists all credit programs on its website under “Tax Relief.” Seniors aged 65 or older may qualify for a property tax credit of up to $250 per year by completing the Senior Citizen Credit Application. Qualified veterans can receive a credit of up to $500 by submitting the Veteran’s Credit Form with proof of service. Both applications must reach the Assessor’s office before the December 31, 2026 deadline to be counted on the 2027 bill. Contact the office at (920) 322‑3410 or email assessors@fdl.wi.gov for assistance.