City of Madison Wisconsin Property Assessment Guide
Search Madison Property Assessments, Parcel Records, Tax Bills and Dane County Deeds
If you are searching for a “Madison County property assessor,” the important distinction is that the City of Madison, Wisconsin is in Dane County and has its own City Assessor. City Assessor Michelle Drea values Madison real estate, while the City Treasury collects current property taxes and Dane County handles older tax records and recorded land documents through its county offices.
The 2026 Madison assessments are already online. This guide explains how to search by address, owner or parcel number, interpret land and improvement values, compare sales, understand the 2026 assessment increase, handle a missed appeal deadline, prepare for the December 2026 tax bill, claim Wisconsin property-tax credits and search deeds through the Dane County Register of Deeds.
Search address, owner or parcel number
Review January 1, 2026 market value
Check current and prior tax receipts
Search Dane County deeds and mortgages
City Assessor
Michelle Drea
Assessor phone
608-266-4531
2026 valuation date
January 1
2026 city tax base
$51.8 billion
Last reviewed
August 7, 2026
The 2026 Madison Assessment Roll Is Available; Normal Appeal Filing Has Closed
2026 assessment notices were mailed May 1 and property values were posted online May 2.
Madison’s Open Book period ran May 4–8, and the deadline to file an objection with the Board of Assessors was 4:30 p.m. May 15, 2026. The normal objection window has therefore passed.
Missed May 15?
The Assessor says an owner who missed the filing deadline must request a waiver from the Board of Review before a late objection can proceed.
Board of Assessors
The Board reviews filed objections during summer and early fall, using individual appraisal review rather than only mass-appraisal results.
2026 tax rate is not final yet
The assessments will be used to establish property taxes in December after taxing jurisdictions approve their levies.
2026 assessment trend:
Madison reported a $51,800,472,900 total property-tax base. Locally assessed real estate increased 6.1%; residential assessments increased 4.8%; commercial assessments increased 8.3%; and the average single-family home value reached approximately $500,300.
Do not use a prior-year tax rate as the final 2026 rate.
Your 2026 assessment exists now, but the actual tax levies and resulting December 2026 bill are established later in the year.
City Assessor vs Dane County: Which Office Has the Record?
City Assessor
- 2026 assessed value
- Land and improvements
- Owner/address record
- Sales comparison
- Assessment appeals
- Tax-exempt property requests
City Treasury
- Current tax bills
- Online payment
- Four installments
- Current receipts
- Lottery credit handling
- Tax-bill questions
Dane County Treasurer
- Older tax history
- Delinquent real estate
- Access Dane
- County payment after July
- Lottery-credit administration
- Tax foreclosure matters
Register of Deeds
- Deeds
- Mortgages
- Satisfactions
- Certified survey maps
- Plats
- Recorded liens
Important:
Dane County does not replace the City Assessor for current Madison assessment information. Even Dane County’s parcel system directs users back to the City of Madison Assessor for the most current city property information.
Choose the Madison Property Task You Need
Search 2026 value
Use the City Assessor Property Look-up page and open the individual parcel.
Compare nearby sales
Use Sales by Area after identifying the property’s assessment area.
Correct property facts
Contact the Assessor if rooms, improvements, ownership or other record data appear wrong.
Challenge 2026 value
The normal May 15 deadline passed; ask about a Board of Review waiver if necessary.
Search tax payments
Use City Treasury for the current collection season and Access Dane for earlier years.
Find deed or mortgage
Use the Dane County Register of Deeds online real-estate record search.
Jump to Your Madison Property Task
How to Search City of Madison Property Assessment Records
Open the official Property Look-up.
Go to City of Madison Property Look-up.
Choose your search type.
Madison supports Address, Address Range, Owner Last Name and Parcel Number searches.
For an address, enter house number and street name.
Street direction, street type and unit are optional fields that can help narrow apartment or condominium searches.
For owner search, start with the last name.
The city allows partial owner-name searching—for example, surname plus part of the first name.
For parcel search, enter the Madison parcel number.
A city parcel number can look like 070924207016.
Open the matching result.
Verify address, owner, legal description, property characteristics and current assessment.
Review land and improvement values.
A changed total assessment can come from land, building value, new construction or both.
Use Sales by Area before disputing value.
Madison publishes sales information organized by assessment area to help owners compare properties.
Current-property rule:
For a parcel physically inside the City of Madison, start with the City Assessor rather than Access Dane. The county system itself warns that Madison property information may not be as current as the city’s own database.
Madison Property Record Field Decoder
| Field | What it means | What to verify |
|---|---|---|
| Parcel Number | Unique identification number for the Madison parcel. | Use it when matching assessor, tax and deed records. |
| Owner | Owner name maintained in the city assessment record. | Use recorded Dane County documents for formal title research. |
| Legal Description | Lot, block, plat, section or other legal parcel description. | Compare against the recorded deed and survey documents. |
| Land Value | Assessed portion assigned to the land. | Review site size, location, use and comparable land data. |
| Improvement Value | Assessed value attributable to buildings and improvements. | Verify square footage, style, age, units and finished areas. |
| Total Assessment | Land plus improvement assessment for the current roll. | Madison aims to assess annually at 100% of market value. |
| Sale History | Recorded or reported property-sale information. | Determine whether a sale was recent and arm’s length. |
| Assessment Area | Grouping used to organize similar properties and sales. | Use Sales by Area for comparison evidence. |
| Tax Receipt | Payment information connected to the property tax account. | Current tax season is handled by City Treasury. |
How to Compare Madison Sales Before Questioning Your Assessment
Search your own parcel first.
Identify building style, living area, age, units and assessment area.
Open the Assessor Data & Reports page.
Go to Madison Assessor Data & Reports.
Choose Sales by Area.
Compare recent sales assigned to your assessment neighborhood or area.
Prioritize similar physical characteristics.
Look for similar style, size, age, quality, condition, lot and location.
Give the most weight to recent arm’s-length sales.
The city identifies recent sale price and comparable sales as strong market-value evidence.
Document differences.
If your property has deferred maintenance, unusual limitations or incorrect characteristics, explain those differences rather than relying only on price per square foot.
How Madison Calculates the 2026 Assessment
Property as of January 1
The Assessor values the property according to its condition and characteristics as of January 1, 2026.
Property characteristics
Land, building type, age, size, units, quality and other details are maintained on the property card.
Market evidence
Sales and market activity are analyzed through Madison’s mass-appraisal process.
100% market-value target
Madison states that real property is valued annually at 100% of market value.
Locally assessed real estate
Increased 6.1% citywide for 2026.
Residential assessment
Increased 4.8% overall for 2026.
Commercial assessment
Increased 8.3% overall for 2026.
A 4.8% citywide residential increase does not mean your house should rise exactly 4.8%.
Neighborhood sales, additions, permits, remodeling, property type and prior assessment relationship can produce a different parcel-level change.
How a Madison Property Assessment Becomes a Tax Bill
1. Assessed value
The City Assessor establishes the property’s taxable assessment.
2. Taxing jurisdictions set levies
The City collects for taxing jurisdictions that can include the City of Madison, Dane County, school district and Madison College.
3. Tax rates are calculated
Approved levies are divided across the applicable tax base.
4. Credits reduce the bill
School Levy, First Dollar and qualifying Lottery & Gaming credits can appear on the tax statement.
5. Special charges can be added
Items such as special assessments or municipal charges can appear separately from ordinary property tax.
6. December bill
The finalized annual tax bill is produced near the end of the year.
No final 2026 tax-rate claim should be made in August.
Madison’s 2026 values are available, but the tax bill based on those values is not established until the late-year levy process is complete.
Madison 2026 Assessment Appeal Process
Open Book
May 4–8
Board of Assessors
Objection due May 15
Board of Review
Final municipal review
Waiver
Needed if deadline missed
Check your 2026 property card.
Determine whether the disagreement concerns a factual error or market value.
Know that Open Book has ended.
The 2026 correction period was May 4 through May 8.
Know that the normal objection deadline has ended.
Board of Assessors objections were due by 4:30 p.m. May 15, 2026.
If you filed on time, follow the Board of Assessors process.
The board reviews objections throughout summer and early fall and may individually reappraise the property.
If you disagree with the Board of Assessors determination, use Board of Review.
The Board of Review is Madison’s final municipal assessment-review body.
If you missed May 15, request a waiver.
The Assessor specifically directs late filers to the Board of Review waiver process.
Assessment contact:
openbook@cityofmadison.com or 608-266-4531.
Extra Documentation for Madison Commercial Assessment Objections
Madison requires additional financial and operating information for certain commercial and multi-unit assessment objections.
- Pro forma statement
- Prior two years’ operating statements
- Retail, office or warehouse leases
- IRS Form 8825 or Schedule E when applicable
- January 1 rent roll or redacted leases
- Gross rent statement for 2–7 unit properties
- Agent authorization if represented
- Commercial sales questionnaire if acquired in 2025
Do not submit only a requested number.
Wisconsin assessment appeals are evidence-based, and Madison specifically requests income/expense records for commercial property when applicable.
How to Search Madison Property Tax Bills and Receipts
For the current City collection season, start with City Treasury.
Go to City of Madison Property Taxes.
Search by address, owner or parcel number.
Madison’s tax-receipt system supports all three.
Check the tax year carefully.
As of August 2026, the December 2026 bill based on the January 1, 2026 assessment has not yet been issued.
For prior tax years, use Dane County.
City Treasury displays payments for the current tax season from December through July 31.
Use Access Dane for historical tax data.
Prior-year assessment and tax information can be useful, but current City of Madison assessment details should still be verified on the City Assessor site.
Save the receipt.
Keep parcel number, tax year, amount, payment date and confirmation.
Current tax-question phone:
City Treasury 608-266-4771.
City of Madison 2026 Property Assessment and Tax Calendar
Valuation date
2026 assessments reflect property as it existed on January 1, 2026.
Assessment notices
2026 notices were mailed May 1.
Open Book
Property owners reviewed records with Assessor staff.
Objection deadline
Board of Assessors filing closed at 4:30 p.m.
Tax bill
2026 assessments are used when the annual bill is established.
2027 payments
Full payment Jan. 31 or installments Jan. 31, Mar. 31, May 31 and Jul. 31.
How Madison Property Tax Payments Work
Pay in full
Real-estate taxes can be paid in full to the City by January 31.
Four installments
Madison offers January 31, March 31, May 31 and July 31 installment dates.
eCheck
Online checking or savings account payment currently has no City processing fee.
Credit / debit card
Current online fee is 2.45% of the property-tax payment, with a minimum fee of $3.50.
Phone
Automated real-estate payment service: 877-822-8418.
Mail
City of Madison Treasury, P.O. Box 2999, Madison, WI 53701.
In person:
City Treasury, 210 Martin Luther King Jr. Blvd., Room 101, Madison, WI 53703. Normal hours: Monday–Friday, 8 a.m.–4:30 p.m.
Madison Delinquent Property Tax Rules
Missed installment
If a required installment is not timely paid, the remaining unpaid tax becomes due rather than continuing on the normal installment schedule.
1% monthly interest
Wisconsin law imposes 1% interest per month or fraction of a month on delinquent amounts.
0.5% monthly penalty
Madison applies an additional 0.5% monthly penalty, making the combined monthly charge 1.5%.
Charges return to February 1
A later missed installment can trigger interest and penalty calculated back to February 1.
City through July 31
Delinquent real-estate tax paid on or before July 31 remains payable to the City under the applicable rules.
Dane County afterward
Unpaid delinquent real-estate taxes shift to the Dane County Treasurer after the City collection period.
Example:
Dane County warns that a final installment delinquent in August can carry seven months of combined 1.5% charges back to February, equal to 10.5% of unpaid principal at that point.
Check Dane County Delinquent Tax Guidance
Use the County Treasurer after the municipal collection period or for prior delinquent tax years.
Property Tax Credits That Can Appear on a Madison Tax Bill
Lottery & Gaming Credit
A Wisconsin resident who owned and used the property as a primary residence on January 1, 2026 can qualify for the 2026 credit.
First Dollar Credit
Eligible improved real property receives the First Dollar Credit automatically; no ordinary owner application is required.
School Levy Tax Credit
Wisconsin provides this credit to taxable real property and it appears within the tax-bill calculation.
For the 2026 Lottery & Gaming Credit, confirm January 1 status.
You must have owned and used the property as your primary residence on January 1, 2026.
Only one primary residence qualifies.
Rental units, business property, vacant land and other non-primary residences do not qualify for this credit.
Use the 2026 LC-100 form or online Wisconsin portal.
The current form instructs eligible owners to submit the claim to the County Treasurer.
Do not invent the 2026 credit amount in August.
Wisconsin DOR publishes municipality/school-district credit amounts later in the year, normally by November 20.
Madison Property Tax Assistance for Homeowners and Seniors
Wisconsin Homestead Credit
Wisconsin’s Homestead Credit is an income-tax/property-tax-relief program; it is not an exemption placed on your Madison assessment by the City Assessor.
City senior assistance
Madison operates a Property Tax Assistance for Seniors program that can finance all or part of qualifying property taxes.
Dane County assistance
The Assessor’s Property Tax Assistance page also routes owners to county emergency and financial-assistance resources.
City senior program:
The property must be located in Madison, owned and occupied as the applicant’s principal residence, and generally be a single-family home, condominium or one-half of a duplex. The program is structured as assistance secured by the property rather than a reduction in assessed value.
Open Madison Property Tax Assistance
Review Homestead Credit, senior assistance and related local/state programs.
Madison Property Tax Exemption Requests
Wisconsin does not use a broad homeowner “Homestead Exemption” system like Florida. Madison’s Assessor exemption process generally applies to property that qualifies under Wisconsin statutory exemption categories, including eligible governmental, religious, charitable or other exempt uses.
New exemption request
Form PR-230 is due March 1 for an entity seeking a property-tax exemption.
Even-year exemption reporting
Certain nongovernmental exempt entities must file Form PC-220 or PC-220A by March 31 in even-numbered years.
Low-income housing
Qualifying low-income housing exemption properties file the required annual certificate of occupancy by March 1.
Submit to:
Michelle Drea, City Assessor, City-County Building, Room 103, 210 Martin Luther King Jr. Blvd., Madison, WI 53703. Email: propertytaxexemptions@cityofmadison.com.
Business Personal Property Is Generally Exempt Beginning in 2024
Wisconsin Act 12 changed the treatment of business personal property. Madison explains that equipment, furniture and fixtures generally classified as personal property became exempt beginning January 1, 2024 and no longer receive ordinary local personal-property assessments or bills.
Real estate still assessed
Commercial land and buildings remain part of the City’s real-property assessment roll.
Manufacturing is different
Manufacturing property is assessed by the Wisconsin Department of Revenue rather than the Madison City Assessor.
2026 tax base
City-assessed real estate represents about 99% of Madison’s property tax base; manufacturing makes up the remainder described by the City.
How to Search Madison Deeds, Mortgages and Recorded Property Documents
The Madison City Assessor maintains the assessment owner and parcel record, but recorded title documents are maintained by the Dane County Register of Deeds.
Current Register of Deeds
Kristi Chlebowski.
Online index
Dane County’s online real-estate document index currently reaches back to approximately January 1975 as back-indexing work continues.
Document images
Most documents are available by document number, including subdivision plats, condominium plats and certified survey maps.
Tapestry EON
Designed for occasional real-estate-record users.
Laredo Anywhere
Designed primarily for title and real-estate firms requiring regular access.
Fraud alert
Dane County offers free Property Fraud Alert notifications when a recorded document matches a registered name.
Search the Madison property first.
Copy owner, parcel number and legal description.
Open Dane County Online Real Estate Records.
Go to Register of Deeds Online Record Search.
Use Tapestry for an occasional search.
Select Dane County, enter the party name and narrow results when needed.
Compare document details before purchasing an image.
Tapestry allows users to review document-detail results before opening paid document images.
Search multiple ways if needed.
Dane County recommends using combinations of party name, PIN and legal description when a first search is incomplete.
Get a certified copy when required.
Certified copies must be obtained through the Register of Deeds rather than treating an online informational image as a certified record.
Tapestry search
$8.75 per successful search under the county’s current schedule.
Tapestry image
$1 per page to view/print an image.
In-person copy
$2 first page and $1 each additional page.
Certification
$1 additional per document for a certified copy.
Recording fee:
Dane County currently lists a flat $30 per document recording fee for deeds, mortgages, land contracts, satisfactions and many other standard real-estate documents.
City of Madison Buyer Property-Record Checklist
- Search the City Assessor parcel
- Save the parcel number
- Check 2026 assessment
- Review land/improvement split
- Compare Sales by Area
- Verify legal description
- Search current City tax receipt
- Check prior taxes in Access Dane
- Search Dane County deed
- Search mortgages and satisfactions
- Check recorded liens
- Estimate future tax from current value—not only seller’s old bill
Tax estimate warning:
A purchase price and December tax bill can differ because the bill reflects the January 1 assessment and later-approved levies. Do not multiply the seller’s old effective rate by your purchase price and treat that as a guaranteed future tax.
Madison Assessor, Treasury and Dane County Land Records Contacts
City Assessor
Michelle Drea
City-County Building
210 Martin Luther King Jr. Blvd.
Room 103
Madison, WI 53703
608-266-4531
assessor@cityofmadison.com
City-County Building
210 Martin Luther King Jr. Blvd.
Room 103
Madison, WI 53703
608-266-4531
assessor@cityofmadison.com
City Treasury
City-County Building
210 Martin Luther King Jr. Blvd.
Room 101
Madison, WI 53703
608-266-4771
treasury@cityofmadison.com
210 Martin Luther King Jr. Blvd.
Room 101
Madison, WI 53703
608-266-4771
treasury@cityofmadison.com
Dane County Treasurer
City-County Building
210 Martin Luther King Jr. Blvd.
Room 114
Madison, WI 53703
608-266-4151
Prior and delinquent property tax.
210 Martin Luther King Jr. Blvd.
Room 114
Madison, WI 53703
608-266-4151
Prior and delinquent property tax.
Dane County Register of Deeds
Kristi Chlebowski
City-County Building
210 Martin Luther King Jr. Blvd.
Room 110
Madison, WI 53703
608-267-8814
City-County Building
210 Martin Luther King Jr. Blvd.
Room 110
Madison, WI 53703
608-267-8814
Assessor hours:
Monday–Friday, 8:00 a.m.–4:30 p.m. Register of Deeds public office hours are Monday–Friday, 8:00 a.m.–4:00 p.m.
Madison Property Search Problems and Practical Fixes
| Problem | Best next step | Correct source |
|---|---|---|
| Cannot find full address | Search only the required house number and street name, then add direction/type if needed. | City Assessor |
| Owner search returns many results | Narrow the owner name and verify parcel number plus physical address. | City Assessor |
| Access Dane differs from City record | Use the City Assessor for current Madison assessment information. | City Assessor |
| 2026 assessment seems too high | Gather comparable sales and contact 608-266-4531; normal May 15 objection deadline has passed. | Assessor / Board of Review |
| Missed May 15 appeal deadline | Review the City’s Board of Review waiver process rather than filing an ordinary late objection. | Board of Review |
| Need exact 2026 tax rate | Wait for the late-year levy and December bill; do not treat an older rate as final. | City Treasury |
| Need 2026 tax bill in August | The bill has not yet reached the normal December billing stage. | City Treasury |
| Need old tax receipts | Use Access Dane or contact Dane County Treasurer after the City’s current tax season. | Dane County |
| Missed an installment | Request a current payoff immediately; remaining tax can become due with 1.5% combined monthly interest/penalty. | City / County Treasurer |
| Need Lottery Credit | Confirm January 1 primary-residence eligibility and use Wisconsin’s 2026 LC-100 process. | WI DOR / Treasurer |
| Need deed ownership proof | Search Dane County Register of Deeds instead of relying only on the Assessor owner field. | Register of Deeds |
| Need exact boundary | Use the recorded plat/survey and a licensed surveyor. | Register of Deeds / Surveyor |
“I am researching City of Madison parcel __________ at __________. Please confirm the January 1, 2026 assessment, land and improvement values, property characteristics, assessment-area sales and whether any Board of Review waiver procedure remains available for this parcel.”
City of Madison Property Action Center
City of Madison Property Assessor Search & Records FAQs
1. Is the City of Madison in Madison County?
No. Madison, Wisconsin is in Dane County. Property located within the City of Madison is locally assessed by the City of Madison Assessor, while Dane County maintains county tax and recorded land-record functions.
2. Who is the City of Madison Assessor in 2026?
Michelle Drea is the City Assessor. The Assessor’s Office is at 210 Martin Luther King Jr. Blvd., Room 103, Madison, Wisconsin 53703, and the main phone number is 608-266-4531.
3. How do I search a City of Madison property?
Use the City Assessor Property Look-up. You can search by street address, address range, owner’s last name or parcel number. Verify the physical address, parcel number, legal description, owner and assessment before relying on the result.
4. What date are Madison 2026 property values based on?
Madison assessments are based on property as it existed on January 1, 2026. The City states that locally assessed real property is valued annually at 100% of market value.
5. What was the City of Madison 2026 assessment appeal deadline?
The 2026 Open Book period was May 4 through May 8. An objection to assessed value had to be filed with the Board of Assessors by 4:30 p.m. May 15, 2026. A taxpayer who missed that deadline must request a waiver from the Board of Review to pursue a late objection.
6. When will Madison 2026 property tax bills be available?
The January 1, 2026 assessments are used when property taxes are established in December 2026. As of August 7, the final 2026 tax rate and resulting December bill are not yet available.
7. When are Madison property taxes due?
Madison real-estate taxes can be paid in full by January 31 or in four installments due January 31, March 31, May 31 and July 31. Therefore, the bill based on the 2026 assessment will normally enter that payment cycle in 2027.
8. What happens if I miss a Madison property tax installment?
The remaining unpaid tax can become due immediately. Delinquent property taxes are subject to 1% interest plus a 0.5% penalty per month or part of a month, for a combined 1.5%, with charges calculated back to February 1 under the applicable installment rules.
9. Does Madison have a Homestead property-tax exemption?
Wisconsin does not use a broad homeowner Homestead Exemption like Florida. Madison homeowners may instead qualify for programs such as the Wisconsin Lottery and Gaming Credit, First Dollar Credit, Wisconsin Homestead Credit and certain City property-tax assistance programs.
10. Where do I search Madison deeds and mortgages?
Use the Dane County Register of Deeds. Its online real-estate record index includes deeds, mortgages, satisfactions, subdivision plats, condominium plats, certified survey maps and other recorded property documents, with online index coverage currently extending back to approximately January 1975.
Official Madison and Dane County Property Sources
City of Madison Assessor
Current 2026 assessments, appraisal guidance, appeal process and contact information.
Property Look-up
Search by address, address range, owner last name or parcel number.
Open Book & Appeals
2026 May 4–8 Open Book, May 15 objection deadline and waiver information.
City Property Taxes
Tax bills, installments, payment methods and current receipt information.
Dane County Treasurer
Prior and delinquent taxes, interest/penalty rules and county payment guidance.
Dane County Register of Deeds
Deeds, mortgages, plats, certified survey maps and online real-estate records.
Verified for this August 7, 2026 guide:
Michelle Drea as City Assessor; City Assessor contact information; January 1 valuation date; May 1 assessment-notice mailing; May 2 online release; May 4–8 Open Book; May 15, 2026 objection deadline; Board of Review waiver path; $51.8 billion 2026 property-tax base; 6.1% locally assessed real-estate growth; 4.8% residential growth; 8.3% commercial growth; approximately $500,300 average single-family value; January/March/May/July tax installments; no-fee eCheck; 2.45% card fee with $3.50 minimum; 1.5% combined monthly delinquency charge; Wisconsin tax credits; business personal-property exemption; Dane County deed-search routes and current copy/recording fees.
CountyPropertyAppraiser.org is an independent informational website. It is not affiliated with the City of Madison Assessor, City Treasury, Board of Assessors, Board of Review, Dane County Treasurer, Dane County Register of Deeds or Wisconsin Department of Revenue.
Assessment records, tax rates, tax credits, payment fees, appeal procedures, meeting dates, delinquent balances and recording fees can change. Verify parcel-specific information with the responsible official office before paying taxes, appealing an assessment, buying property or making a legal decision.
Last reviewed: August 7, 2026.
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