Open Book/Board of Review Notices

Click below to learn more about each question.

A revaluation is a review of all taxable property in the City of Ripon to establish updated assessed values. Associated Appraisal Consultants has completed this work for the current assessment year.

Yes, you can go to Associated Appraisals website and search under Assessment Roll.

Direct Link: https://www.apraz.com/assessment-roll/

The purpose of the revaluation is to ensure that all taxable property is assessed fairly and equitably at 100% of market value, as required under Wisconsin assessment practices.

Real estate sale prices have increased considerably since the City's assessments were last brought to current market levels. The purpose of the revaluation is to bring assessed values back in line with the market.

The 2026 market update resulted in an overall 69% increase in the total assessed value of real estate within the City of Ripon. This is a citywide average and does not mean every individual property increased by 69%.

The assessment is intended to represent the property's full market value as of January 1, 2026. Assessors consider market information such as recent sales, current listings, recent appraisals, and other relevant information when establishing values.

Not necessarily. Your assessed value is one factor used to calculate property taxes. The final tax bill also depends on:

• The total budget needs of the City, school district, county, technical college, and other taxing jurisdictions
• Changes in the assessed values of other properties in the community
• Applicable tax rates, levies, credits, and exemptions

The important factor is not simply how much your property increased, but how your change compares with other properties throughout the City.

For example, if a property's value increased at approximately the same rate as the overall tax base, its share of the tax levy may remain relatively similar, before accounting for changes in the amount levied by the taxing jurisdictions.

If a property's value increased substantially more than the overall tax base, it may bear a larger share of the levy. If it increased substantially less, it may bear a smaller share.

No.

A revaluation does not, by itself, generate additional property tax revenue for the City or other taxing jurisdictions. The revaluation changes how the tax base is valued and how the tax levy is distributed among properties.

Your final property tax bill will depend on the tax levies established by the various taxing jurisdictions—including the City, School District, Fond du Lac County, Technical College, and State—and your property's share of the overall tax base.

The term "improvements" does not necessarily mean you recently remodeled or added something to your property.

For assessment purposes, "improvements" generally refers to buildings and other items attached to the land. This can include homes, commercial buildings, parking lots, pavement, and similar property. The value of existing improvements can increase because of changing market conditions even when no physical improvements were recently made.

Start by reviewing your assessment carefully and comparing it with relevant market information, including recent sales, listings, and appraisals.

If you still have questions or disagree with the assessment, you are encouraged to contact Associated Appraisal Consultants and discuss the value with an assessor through the Open Book process.

Assessments are based on information about your property, including factors such as:

• Recent sales of comparable properties
• Property size, age, style, condition, and features
• Building improvements or additions
• Land value and location
• Current real estate market conditions

The preliminary 2026 Assessment Roll and Wisconsin Department of Revenue assessment information are available through Associated Appraisal Consultants at: https://www.apraz.com/assessment-roll/

No. Last year's tax rate should not be applied to your new assessed value.

Because assessed values have changed substantially throughout the City, the tax rate will also change. The 2026 tax rate cannot be calculated until the taxing jurisdictions finalize their budgets and levies later this year. The City's notice indicates that many of those budgets are not finalized until November.

Review your assessment notice carefully, including:

• Property address and parcel information
• Land and improvement values
• Total assessed value
• Property classification
• Exemption information, if applicable

If you believe any information is incorrect, contact Associated Appraisal Consultants during Open Book.

The Board of Review is a quasi-judicial body that functions similarly to a court. It hears evidence and testimony regarding objections to assessments and determines whether the assessment should be upheld or changed.

Under Wisconsin law, the assessor's valuation is presumed correct unless the property owner provides sufficient evidence to overcome that presumption.

Yes. A formal Board of Review appeal has specific procedural requirements.

The notice states that property owners wishing to make a formal appeal must provide notice of their intent to appeal by contacting the municipal clerk at least 48 hours before the Board of Review begins. An Objection Form must also be obtained and completed in its entirety. Failure to provide the required advance notice may result in denial of a hearing.

When leaving a message, please provide:

• Your name
• Your phone number
• The municipality where the property is located
• The parcel number from your assessment notice or tax bill

The assessor indicates that calls will generally be returned within 24 hours if someone is not immediately available.

Open Book is an informal meeting with the assessor. It allows property owners to:

• Ask questions about their assessment
• Verify that property information is accurate
• Provide information that may be relevant to the valuation
• Discuss the assessor’s valuation process

In some cases, corrections may be made if property records or valuation information are found to be inaccurate.

The 2026 Open Book sessions are:

Monday, September 21, 2026
9:00 a.m. – 5:00 p.m.
By phone only and by appointment

Wednesday, September 23, 2026
10:00 a.m. – 5:00 p.m.
In person and by appointment

Appointments should be scheduled in advance. The assessor can be reached at 920-749-1995 or Info@apraz.com.

Property owners may appeal an assessment to the Board of Review. However, the City strongly recommends first discussing the assessment with the assessor through Open Book, as questions or disagreements may be resolved without a formal appeal.

The 2026 Board of Review is scheduled for:

Thursday, October 22, 2026
4:00 p.m. to adjournment

Hearings are by appointment with the City Clerk.

Questions about your property's assessed value:
Associated Appraisal Consultants
Phone: 920-749-1995
Email: Info@apraz.com

For questions regarding the Board of Review process or filing an objection, contact the City of Ripon Clerk's Office.