Village of Waukesha Board of Review upholds assessor values, approves 2025 assessment roll

The Village of Waukesha Board of Review met Monday, Sept. 22, and heard three property assessment appeals before voting to uphold the assessor's valuations on two contested parcels and approving the village's 2025 assessment roll.

The board upheld the assessor's valuation of $425,100 for the Bauer property after testimony from the homeowner and the village assessor. Homeowner Kurt Bauer presented a comparative market analysis and testified he valued the property at about $399,857. The assessor presented four comparable sales and explained the village used a market-modified cost approach and a set of adjustments for acreage, remodeling and basement finish. After deliberation the board voted to uphold the assessor's figure by roll call (aye 3-0).

The board also heard from John O'Brien Jr., who initially filed an objection to his assessed value of $397,200 but withdrew the objection during his hearing; the board accepted the withdrawal and closed that appeal without further action. Later in the evening, the board heard an appeal from Lori Rinca regarding an assessed value of $670,500. The assessor presented four comparables and the village's market-modified cost approach; Rinca argued her neighborhood's market prices and online site estimates suggested a lower value. After discussion the board voted to sustain the assessor's valuation by roll call (aye 3-0).

Separately, the board approved routine procedural items: minutes from the July 31, 2024 meeting were approved (motion carried 3-0), and the board voted to adopt the final 2025 assessment roll as the village's official roll for the year (motion carried 3-0). The meeting concluded with the board adjourning after completing statutorily required review of corrections and omitted properties.

What the board considered and why it mattered

At the Bauer hearing, the homeowner, a realtor who prepared a comparative market analysis, argued several of the assessor's chosen comparables had dissimilar updates that elevated market prices. Kurt Bauer told the board, "that's how I came up with my 399,857," describing how he weighted acreage and interior condition in his analysis. The village assessor (Sam) described the comparables, their sale prices and the adjustments used and stated the assessor's market estimate and a market-modified cost approach produced a $425,100 valuation. Board members questioned specific adjustments (for basement, finished rec rooms, and remodeling) and whether differences in square footage and substantial interior updates on comparables had been fully accounted for. After reviewing the exhibits and testimony, the board concluded the assessor had provided sufficient, adjusted comparable sales and statistics to sustain the assessment.

In the Rinca hearing, the property owner pointed to sales and online estimates in her subdivision and nearby areas showing sales in the $510,000'$600,000 range and asked why her assessed value was higher. The assessor explained that many of the owner's cited sales occurred after the statutory assessment date (Jan. 1) and that the village used a market-modified cost approach after a statistical review of 2023'2024 sales across the village; the assessor said the chosen comparables were similar in age, size and amenities and that the village's approach produced a $670,500 valuation. Board members found the assessor's exhibits and adjustments satisfactory and sustained the assessment.

Votes at a glance

- Approval of July 31, 2024 minutes: carried 3-0. - Kurt and Diana Bauer (S62 W22980 Town Line Road): assessor value $425,100; owner opinion $399,857; board decision: assessor valuation upheld (vote: Bob Aye; Ted Aye; Stu Aye; outcome: approved). - John O'Brien Jr. (S36 W27855 Robin Hill Circle): assessed value $397,200; owner withdrew objection; board accepted withdrawal (no change). - Lori Rinca (S45 W27631 Elk Valley Road): assessed value $670,500; owner opinion $575,000; board decision: assessor valuation upheld (vote: Bob Aye; Ted Aye; Stu Aye; outcome: approved). - Adoption of 2025 assessment roll for Village of Waukesha: approved 3-0.

What the board did not decide

The board's actions sustained the assessor's valuations based on evidence and adjustments presented at the hearings; the board did not order additional reappraisals or change assessment methodology villagewide during this session. The board noted post-January 1 sales may be relevant in future open-book or subsequent assessment cycles but cannot be used to overturn the current assessment year's valuation.

Next steps and practical notes

Each property owner whose appeal was decided will receive the board's written decisions. The assessor confirmed he will finalize the assessment roll with county records and noted late open-book changes have been hand-entered into the roll. Owners retain statutory appeal rights beyond the Board of Review process as provided by Wisconsin law.