What form is used to make an offer on a house in Wisconsin?

Most residential offers in Wisconsin are written on the state-approved WB-11 Residential Offer to Purchase. Your agent fills it out with your price, contingencies, closing date and other terms.

Who pays the real estate transfer fee in Wisconsin?

The seller pays Wisconsin's real estate transfer fee, which is $3 for every $1,000 of the sale price.

How long does it take to buy a house in Wisconsin?

Once your offer is accepted, a financed purchase often closes in about 30 to 45 days. Cash purchases can close faster. The search itself can take anywhere from a few weeks to several months.

Buying · Wisconsin

How to Buy a Home in Wisconsin, Step by Step

By Brooke Daniel, REALTOR® with Compass · Greater Madison, WI

Two-story white house with black shutters and a front porch — Photo: Unsplash

Buying a home in Wisconsin follows a clear path, but a few steps work differently than in other states. Here's the whole process in order, with the Wisconsin-specific pieces called out.

1. Get pre-approved

Talk to a lender before you start touring. A pre-approval letter tells you what you can borrow and shows sellers you're ready to buy. In a competitive Madison-area market, most sellers expect to see one with your offer.

Ask your lender about down payment options, including Wisconsin's WHEDA programs if you're a first-time buyer.

2. Choose an agent and sign a buyer agreement

Before you tour homes with an agent, you'll sign a written buyer agreement. It explains what your agent will do for you and how they're paid. Wisconsin law has long required buyer agency to be in writing, and national rules now require an agreement before touring too.

3. Search and tour homes

Narrow your search by community, school district and commute. Set up listing alerts so you hear about new homes right away. Good homes in Madison, Middleton, Waunakee and Verona can get offers within days.

4. Write an offer

Wisconsin agents use state-approved forms. For most homes, that's the WB-11 Residential Offer to Purchase. Your offer sets out:

Price and earnest money
Financing terms and the date you'll deliver loan approval
Contingencies, such as inspection, appraisal, financing, or the sale of your current home
Closing date and when you take possession
Which items stay with the house

The seller can accept, reject, or send a counter-offer, and you can go back and forth until you agree.

5. Review the Real Estate Condition Report

Wisconsin sellers of homes with one to four units generally must give buyers a Real Estate Condition Report. It lists what the seller knows about the home's condition, such as roof leaks, basement water, or past repairs. Read it carefully and ask questions.

6. Inspection and appraisal

If your offer includes an inspection contingency, hire a home inspector right away. The contingency has deadlines. Radon testing is common in Wisconsin and worth adding. If the inspection finds defects, you can ask the seller to fix them, offer a credit, or, depending on the contingency, cancel.

Your lender orders the appraisal to confirm the home is worth the loan amount.

7. Title, final loan approval and walk-through

A title company checks that the seller can transfer clear ownership. In Wisconsin, the seller commonly pays for the owner's title insurance policy, but the offer controls who pays what. In the last day or two before closing, you'll do a final walk-through to confirm the home is in the condition you agreed to.

8. Closing

At closing you sign the loan and transfer documents and get the keys. Property taxes in Wisconsin are paid in arrears, so expect a proration between buyer and seller on your closing statement.

What it costs to buy

Down payment, depending on your loan type
Lender fees and prepaid items such as interest, homeowners insurance and an escrow deposit for taxes
Lender's title insurance and title company fees
Inspection and appraisal

The seller pays Wisconsin's real estate transfer fee of $3 per $1,000 of the sale price.

Frequently asked questions

What form is used to make an offer on a house in Wisconsin?: Most residential offers use the state-approved WB-11 Residential Offer to Purchase.
Who pays the real estate transfer fee in Wisconsin?: The seller, at $3 per $1,000 of the sale price.
How long does it take to buy a house in Wisconsin?: After your offer is accepted, financed purchases often close in about 30 to 45 days. Cash can be faster.

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Brooke Daniel is a REALTOR® with Compass helping buyers and sellers in Madison, Waunakee, Verona, Sun Prairie, Middleton and Fitchburg. Call (608) 957-7119 or email brookedaniel-wi@compass.com.

This article is general information, not legal or tax advice. Contract terms vary; your offer and closing documents control.