Assessor Update

About Associated Appraisal Consultants (AAC)

AAC is contracted by the City of Manitowoc to set fair and equitable property values. From time to time you may receive letters in the mail to verify property information. You will also receive mail from the assessor if there is an adjustment made to your property value due to a recent permit, a sale of a property, or a re-assessment of the entire community. The assessor uses open market sales to adjust all property in the city to market value every other year.

2023 Interim Market Update

The city is required by state statutes to maintain assessed values within 10% of fair market value. When assessed values fall below 90% or above 110% of market value, determined by the state using valid market sales, an interim market update is needed to bring property assessments into compliance per state statutes.

To maintain assessments values as close to market value as possible the city has contracted with Accurate Appraisal to perform an interim market update every other year. The last market updated was completed in 2021. Since then market values have changed and assessed values in the city are no longer in compliance. Assessors will use recent market sales (up to January 1, 2023) to determine new assessed values throughout the city.

You will receive a notice of new value in early July, 2023. After you receive your notice Open Book period will begin and you will have an opportunity to set an appointment online and provide your evidence to the assessor such as a recent appraisal or major conditional issues with your property.

Keep in mind that assessors do not set tax rates, it is their job to use proven market data to help them determine the market value of properties and set fair and equitable assessments.

After speaking with an assessor, if you with to contest your assessed value you can sign up for the Board of Review. This is a court-like setting in which you can provide evidence to the board to contest your assessment.

2023 Assessment Timeline ***UPDATED TIMELINE***

  • Notices Mailing: Early August
  • Open Book Period: Time you receive your notice until September 28, 2023
  • In Person Roll Viewing: August 29, 2023 - 9:00am - 3:00pm
  • Board of Review: October 5, 2023 - 5:00pm - 7:00pm
For more information on Associated Appraisal Consultants, you can view their website by clicking here.

Services Provided 

The Assessor:

  • Discovers, classifies property, and establishes uniform values on all taxable real and personal property. Our goal is to ensure that the property tax burden is distributed fairly among all property owners.
  • Prepares the annual assessment roll, compiles and submits a number of annual reports to the Department of Revenue, monitors assessment performance, and grants or denies property tax exemption requests.
  • Responsible for maintaining property ownership and legal descriptions on all property in the City.
  • Serves as a informational resource to the community.
  • Is only responsible for the equitable distribution of the tax and does not set nor collect taxes.
Statutory Authority
Assessed values are established as of January 1 according to Chapter 70 of the Wisconsin Statutes, and each tax assessment is absolute.

Staff Certification
Wisconsin Laws, Chapter 39 (1975) define criteria for staff certification. Employees must be state certified to legally perform described duties. Of the 1849 jurisdictions in Wisconsin, 52 require the Assessor II certification, including the City of Manitowoc.