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Updated 2025 Tax Year

Buffalo County
Property Tax Guide

Everything you need to know about property taxes in Buffalo County, WI. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
1.8% to 2.2% of assessed value (varies by taxing districts including county, municipality, school district, and special districts)
Exemptions
5+ Available
Section 1

How Property Tax Works

Buffalo County, Wisconsin operates under the state's property tax system to fund essential local services including schools, county government operations, emergency services, and infrastructure maintenance. Property taxes in Buffalo County are based on assessed property values and vary by location within the county due to different combinations of taxing jurisdictions including the county, municipalities, school districts, and special districts such as technical colleges and lake districts.

The effective property tax rate in Buffalo County typically ranges from approximately 1.8% to 2.2% of assessed value, though this varies significantly based on your specific location and the taxing districts that serve your property. Rural properties may have different rate structures than those in incorporated municipalities like Alma, Buffalo City, Cochrane, or Fountain City. The county reassesses properties periodically to maintain fair market valuations, and property owners receive annual tax bills reflecting their share of local government funding needs.

Actual tax rates are determined annually during budget processes by each taxing jurisdiction, with the county board, school boards, and municipal governments setting their respective levy amounts. These decisions directly impact your total property tax bill, as each jurisdiction's needs are reflected in the composite rate applied to your property's assessed value.

Section 2

What Makes Up Your Tax Bill

Based on available information for the 2025 levy year, Buffalo County property tax rates are determined by multiple jurisdictions. The county board establishes rates during public budget meetings, with final rates announced after adoption.

ComponentEstimated Rate RangeDescription
County Operations$3.50-4.50 per $1,000General county services, sheriff, courts, highways
School Districts$8.00-12.00 per $1,000K-12 education funding (varies by district)
Municipal/Town$1.00-3.00 per $1,000Local government services (varies by municipality)
Technical College$0.80-1.20 per $1,000Western Technical College district
Special Districts$0.25-2.00 per $1,000Fire districts, ambulance, lake districts (if applicable)
Total Composite Rate$13.55-22.70 per $1,000Varies significantly by location

Note: Rates shown are estimates for FY 2025-2026 and vary considerably based on your property's specific location and applicable taxing districts. Contact the Buffalo County Treasurer's Office for exact rates applicable to your property.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Buffalo County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Buffalo County may be issued when significant changes occur to property ownership, value, or use during the tax year. Common triggers include new construction completion, property splits or combinations, successful assessment appeals that increase value, or discovery of previously unreported improvements.

When supplemental taxes are issued, they represent the difference between taxes already billed and the correct amount based on updated property information. For example, if new construction is completed mid-year, a supplemental bill covers the additional tax obligation from the completion date through the end of the tax year. These bills are calculated using the same tax rates applied to regular assessments but prorated for the applicable time period.

Supplemental tax bills are mailed separately from regular property tax statements and have their own payment due dates. Property owners should contact the Buffalo County Treasurer's Office immediately upon receiving a supplemental bill to understand the calculation and confirm payment requirements. Failure to pay supplemental taxes by their due dates may result in penalties and interest charges similar to regular property tax delinquencies.

Example Calculation

The following examples show estimated annual property taxes for different assessed values in Buffalo County, assuming a composite tax rate of $18.00 per $1,000 of assessed value (rates vary by location):

Example 1: $300,000 Assessed Value

  • Gross Tax (before credits): $300,000 ÷ 1,000 × $18.00 = $5,400
  • Less: Lottery Credit (if applicable): -$150
  • Less: School Levy Credit (if applicable): -$200
  • Net Annual Tax: $5,050
  • Monthly Escrow: $421

Example 2: $600,000 Assessed Value

  • Gross Tax (before credits): $600,000 ÷ 1,000 × $18.00 = $10,800
  • Less: Lottery Credit (if applicable): -$150
  • Less: School Levy Credit (if applicable): -$300
  • Net Annual Tax: $10,350
  • Monthly Escrow: $863

Example 3: $1,000,000 Assessed Value

  • Gross Tax (before credits): $1,000,000 ÷ 1,000 × $18.00 = $18,000
  • Less: Lottery Credit (if applicable): -$150
  • Less: School Levy Credit (if applicable): -$400
  • Net Annual Tax: $17,450
  • Monthly Escrow: $1,454

Note: Tax credits shown require application and eligibility verification. Actual rates and available credits vary by property location within Buffalo County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Buffalo County require borrowers to maintain escrow accounts for property tax payments, especially for loans with less than 20% down payment. Lenders collect monthly escrow payments as part of your mortgage payment, then pay property taxes directly to Buffalo County on your behalf when bills become due.

Buffalo County property taxes are typically due in two installments: April 15 and July 15 annually. Lenders usually pay the full annual amount by the first due date to avoid multiple transactions, though some may choose to pay each installment separately. Your lender should provide annual escrow statements showing tax payments made on your behalf and any account adjustments needed for the following year.

Property owners with escrow accounts should verify that their lender has current contact information with Buffalo County and that payments are made timely. If you receive a tax bill despite having an escrow account, contact your lender immediately to confirm payment arrangements. You remain ultimately responsible for ensuring taxes are paid even when using escrow services, so monitor your account statements and the county's payment records online or by contacting the Treasurer's Office at the Buffalo County Courthouse.

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Section 6

Frequently Asked Questions

Q: When are Buffalo County property taxes due for the current fiscal year? A: Property taxes are typically due April 15 and July 15. Payments can be made in person at the Buffalo County Courthouse Treasurer's Office (1st floor), by mail, or online using the E-check option.

Q: What tax credits are available and do I need to apply? A: Wisconsin offers several tax credits including Lottery Credit, School Levy Credit, and First Dollar Credit. Most credits require annual application and income verification. Contact the Buffalo County Assessor's Office to determine eligibility and obtain application forms.

Q: How does the Homestead Credit work? A: The Homestead Credit limits annual assessment increases on your primary residence, typically capping growth at 10% per year rather than reflecting full market value increases. You must file an application to receive this credit - it is not automatic and requires annual renewal.

Q: How often does Buffalo County reassess properties? A: Buffalo County follows Wisconsin's assessment cycle requirements. Contact the County Assessor's Office for your property's specific reassessment schedule and current assessed value.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. Contact the Buffalo County Treasurer's Office immediately if you cannot meet the due dates to discuss payment options and avoid additional fees.

Q: Can I pay my property taxes online? A: Yes, Buffalo County offers online payment options including E-check payments. Visit the county's official website or contact the Treasurer's Office for online payment instructions and accepted methods.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed within specific timeframes with the local Board of Review. Contact the Buffalo County Assessor's Office for appeal procedures, deadlines, and required documentation.

Q: Why do tax rates vary within Buffalo County? A: Different combinations of school districts, municipalities, fire districts, and other special taxing jurisdictions create varying composite tax rates. Rural properties and those in different municipalities face different rate structures based on the services provided in their area.

Q: What if I haven't received my tax bill? A: Contact the Buffalo County Treasurer's Office immediately to verify your mailing address and obtain a duplicate bill. You remain responsible for timely payment even if you don't receive the bill.

Q: How are special district taxes determined? A: Special districts like fire departments, ambulance services, and lake districts set their own levies independently. These appear as separate line items on your tax bill and vary based on your property's location and the districts that serve it.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Notice of Public Meetingbuffalocountywi.gov
02
County
Tax Payments | Buffalo County, WI - Official Websitebuffalocountywi.gov
03
State
Real Estate and Personal Property Taxmondoviwi.gov
04
Tax Doc
Mailed Tax Payments - Mail Them Early | Town of Miltontownofmiltonwi.gov
05
County
Departments | Buffalo County, WI - Official Websitebuffalocountywi.gov
06
County
Document Recording | Buffalo County, WI - Official Websitebuffalocountywi.gov
07
County
Buffalo County Full Reportwi.water.usgs.gov
08
Property Searchbuffalocounty.ne.gov
09
Tax Doc
Application for 2023 Property Tax Deferral Loan Programbuffalocountywi.gov
10
County
FAQs • Buffalo County, WI • CivicEngagebuffalocountywi.gov
All sources verified as of 2025 Tax Year

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