What disclosures does a home seller have to make in Wisconsin?

Sellers of homes with one to four units generally must provide a Real Estate Condition Report. Homes built before 1978 also require the federal lead-based paint disclosure. Vacant land has its own Vacant Land Disclosure Report.

How much is the Wisconsin real estate transfer fee?

$3 for every $1,000 of the sale price, paid by the seller. On a $400,000 sale, that's $1,200.

How long does it take to sell a house in Madison, WI?

It depends on price, condition and season. After you accept an offer, a financed sale often closes in about 30 to 45 days. Ask a local agent for current days-on-market numbers for your neighborhood.

Selling · Wisconsin

Selling a Home in Wisconsin: Costs, Disclosures and Timeline

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

Gray two-story house with a green lawn and trees — Photo: Unsplash

If you're thinking about selling in Madison or the surrounding suburbs, here's what to expect: what you'll pay, what Wisconsin requires you to disclose, and how long the process usually takes.

The selling timeline

Pricing consultation. Your agent reviews recent nearby sales and active competition to set a price.
Prep. Repairs, decluttering, cleaning and staging. Compass Concierge can front the cost of eligible improvements, which you repay at closing.
Photos and marketing. Professional photos, a floor plan, and the listing on the MLS. Some sellers start with Compass Coming Soon to build interest first.
Showings and offers. You review offers with your agent and accept, reject or counter.
Contingency period. The buyer's inspection, appraisal and financing deadlines.
Closing. Often about 30 to 45 days after acceptance for a financed buyer.

From Brooke

Price it right from day one. Overpricing almost never works: the home sits, days on market add up, price reductions follow, and buyers start to wonder what's wrong with it.

A better way to test a higher price is Compass's three-phase marketing: start as a Compass Private Exclusive, move to Coming Soon, then go live on the MLS. A private exclusive lets you try an aspirational price without adding days on market or leaving a price change in the MLS history once you go active.

Then get your home in the best condition you can. A home listed as-is when it needs updating looks like a project, and most buyers want move-in ready. Fresh paint, new carpet and updated light fixtures go a long way. If you'd rather not pay for updates up front, Compass Concierge can cover eligible improvements that you repay when your home sells. Ask me for the current terms.

Disclosures Wisconsin requires

Real Estate Condition Report

Sellers of homes with one to four units generally must give buyers a Real Estate Condition Report. You answer questions about what you know: roof, basement water, plumbing, electrical, structural issues, past repairs and more. Be complete and honest. Problems a seller knew about but didn't disclose can lead to disputes after closing.

Lead-based paint (homes built before 1978)

Federal law requires a lead-based paint disclosure and pamphlet for homes built before 1978.

Vacant land

If you're selling land without a home, Wisconsin uses a separate Vacant Land Disclosure Report.

What it costs to sell

Real estate commissions, which are negotiable and set out in your listing agreement
Wisconsin transfer fee: $3 per $1,000 of the sale price ($1,200 on a $400,000 sale)
Owner's title insurance, commonly paid by the seller in Wisconsin
Mortgage payoff and any liens
Property tax proration. Wisconsin taxes are paid in arrears, so you'll typically credit the buyer for your share of the year.
Prep and repairs, plus any credits you agree to after inspection

Frequently asked questions

What disclosures does a home seller have to make in Wisconsin?: Generally a Real Estate Condition Report, plus the federal lead-based paint disclosure for homes built before 1978.
How much is the Wisconsin real estate transfer fee?: $3 per $1,000 of the sale price, paid by the seller.
How long does it take to sell a house in Madison?: It depends on price, condition and season. Once you accept an offer, a financed sale often closes in 30 to 45 days.

What is your home worth?

Get a free market analysis based on recent sales near you. Brooke will reply personally.

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. Your listing agreement, offer and closing documents control.