This comprehensive publication from the City of New Berlin Office of the City Assessor is crafted to offer you a thorough understanding of the 2024 Citywide Revaluation and its impact. We hope this resource provides valuable insights and addresses any questions you may have as we navigate this important process together.

The City of New Berlin Assessor's Office has completed the citywide revaluation of all taxable properties for the 2024 Assessment Roll. On August 26th, assessment change notices outlining new assessed values were mailed to property owners. If a property owner believes the new assessed value does not accurately reflect the current market value, they are encouraged to discuss the valuation with the assessor during the open book period. Please read this publication thoroughly for additional information and important dates.

We all contribute to property taxes, and it’s essential that these taxes are levied equitably. To achieve this, cities must regularly reassess property values through a process known as "revaluation." Wisconsin State Law requires municipalities to conduct property revaluations to ensure assessments are accurate and property taxation is fair.

The last revaluation for the City of New Berlin took place six years ago. But why is this necessary? There are several key reasons:

• The Wisconsin Department of Revenue monitors our current assessments against recent sales (expressed as a ratio) to ensure compliance. If the citywide ratio falls outside the acceptable range (below 90% or above 110% of fair market value), a revaluation becomes necessary.
• Inequities can exist within specific classes of property. Market values for different property types can change at varying rates. Even within a single class, such as residential properties, market value differences may emerge between neighborhoods.
• Inequities can also arise between different classes of property, as the market values for residential and commercial properties may shift at different rates.

During the 2024 Revaluation, the Assessor's Office estimated the market value of all locally assessable properties in New Berlin and compiled an assessment roll for all taxable properties as of January 1, 2024. This assessment roll includes property descriptions, the assessed value as of January 1st, and the owner’s name and property address. The new assessed values will be used to calculate property tax statements, which will be mailed in December 2024.

A revaluation aims to ensure uniform, fair, and equitable assessments so that each property contributes its fair share to the property tax burden. The last revaluation in the City of New Berlin was conducted six years ago, and the Assessor's Office recognizes that current market dynamics differ significantly from those of six years ago. By analyzing real estate sales, foreclosures, and other market data across the city, we have identified various market influences that must be accurately reflected in the assessed values. The Wisconsin Department of Revenue's equalization process also guides the level of assessment in a community, as indicated by the Assessment Ratio on each property tax bill.



Numerous factors in the marketplace influence a property's value, and the Assessor's role is to determine value based on real estate sales between knowledgeable buyers and sellers. According to Wisconsin State Statutes, assessors must value property at "full value," which the courts have defined as synonymous with market value. Market value is "the most probable price, in cash or its equivalent, that a property would bring in a competitive and open market under all conditions necessary for a fair sale, with both buyer and seller acting prudently, knowledgeably, and without compulsion." It's important to note that market value is neither the highest nor the lowest price paid, but rather the "most probable price." The transactions between buyers and sellers, who meet market value conditions, provide crucial insights into market trends, and these sales are ultimately used to determine assessed values.

The City Assessor adjusted the land value of historically undervalued properties. New Berlin has evolved from a quiet city into a thriving, vibrant community. The demand for land for new developments and improvements to existing properties has significantly increased. As one of the few inner-ring suburbs with remaining land for new construction, we are experiencing heightened interest. The ongoing sale of side lots in older neighborhoods for new home construction reflects this trend.

Many property owners mistakenly assume that a change in their assessed value will directly result in a corresponding change in their property tax bill. However, this is not necessarily the case, and it is not the purpose of a revaluation. Revaluation aims to ensure that property taxes are distributed fairly, impartially, and uniformly based on the market value standard.

Several factors influence property values and cause various assessment changes among different property types. While location is often the most significant factor, other elements such as property type, design, condition, and construction quality also play crucial roles in determining value. It's important to note that property taxes are determined by various taxing bodies, including the City of New Berlin, the State of Wisconsin, school districts, Waukesha County, and Waukesha County Technical College—not by the Assessor's Office. The amount each property owner will pay in taxes following the revaluation will be determined in December 2024 once all taxing authorities approve their annual budgets.

Open Book is the first opportunity for the public to review the Assessment Roll. During this period, you can schedule an appointment to review your property record and discuss any valuation concerns with the property appraiser assigned to your area. Most assessment-related questions can be resolved during this informal "Open Book" process.

The Open Book period for the City of New Berlin will occur from August 28th through September 11th.

If you disagree with your assessment, please discuss it with the City Assessor. Minor errors and omissions can be corrected easily and don’t require an appeal.

To file a formal appeal – give legal notice of your “Intent” to appeal by contacting the Board of Review (BOR) Clerk at least 48 hours before the BOR begins. Complete and file your appeal form with the BOR clerk no later than the first two hours of the BOR’s first meeting. Ensure you file a completed form, or the BOR may not review your appeal.

You may formally present evidence supporting a different market value to the BOR under oath & defend it under cross-examination. The BOR operates like a court that decides if your evidence is persuasive and compliant with Wisconsin Department of Revenue and Appraisal Institute rules.

Under Wisconsin Statutes, the values established by the Assessor are presumptively correct until proven otherwise. This means the burden of proof is placed on the property owner to show that the assessment does not represent the market value of their property. The following are the steps in objecting to your assessment.

Step 1: OPEN BOOK PROCEDURE: Contact the Assessor’s Office at (262) 797-2465 to discuss the matter with an Assessor. There are many factors which affect value and cause assessments to differ. The property location is the most important consideration; however, the type of property, condition, design, age, size, quality of construction, and other differentiating factors are also analyzed. During this informal discussion, you can learn how your assessment was made, what factors were considered, and what type of records are kept about your property. This step provides an opportunity to clarify your concerns before filing an assessment appeal. Most objections can be cleared up at this step. If not, follow step 2.

Step 2: OBJECTION PROCEDURE: For those who still have an objection, the next step is to appear before the BOR. In-order to do this, you will need to give legal notice of your “Intent” to appeal, by contacting the BOR Clerk at least 48 hours before the Board begins.

In order to qualify for a BOR hearing, you must notify the BOR Clerk of your intention 48-hours before the Board meets, and also prepare, sign and timely submit a fully completed Objection to Real Property Assessment form (PA-115A).

Any objection must be substantiated by sworn, oral testimony that BOTH proves the assessment incorrect and also proves your opinion of market value. Wisconsin law limits your objection to your property’s total value and not to the values allocated to your Land or Improvements separately. The BOR is only empowered to correct an incorrect assessment based on sworn, oral testimony upon a Roll Call vote, and is not able to set an alternate, new valuation.

A complete objection form must specify the detailed information to relied on to support your good-faith estimate of your property’s market value which should include a recent open market, arm’s length sale of your property or very similar property.

Such data or relevant witnesses may be subpoenaed by the Board.

The City of New Berlin Board of Review (BOR) is an independent board of citizens appointed by the Mayor and confirmed by the Common Council to hear assessment objections. The Board is responsible for correcting any assessment errors. The Board of Review operates like a court, with rules of evidence and sworn testimony. Hearing dates depend on the number of appeals brought to the Board, among other factors.

Board of Review Date: September 26, 2024 Time: 10:00 a.m.

(The Board of Review will convene for administrative and regulatory compliance purposes for two hours)

Location of Board of Review: New Berlin City Hall

City Assessor: Timothy Kosteretz – (262) 797-2465

City Clerk & Board of Review Clerk: Rubina R. Medina – (262) 786-8610

• Click here to view the Citywide Revaluation Infographics
• Click here to view the 2024 SAMPLE Assessment Notice
• Click here to view the 2024 Assessment Roll & Important Dates
• Click here to view the 2024 Property Assessment Appeal Packet

This publication is from the City of New Berlin Office of the City Assessor, 3805 S. Casper Drive, New Berlin, WI 53151.

If you have any questions, you should contact the City Assessor at (262) 797-2465.



Timothy Kosteretz, New Berlin City Assessor

Rubina R. Medina, New Berlin City Clerk & Board of Review Clerk