Sheboygan’s 2024 Property Tax Bills Reveal Uneven Burden on Homeowners
Property tax bills for 2024 have been mailed to Sheboygan property owners, and local officials are now accepting payments. While residential property owners may notice a higher bill this year, businesses and industrial sites in the city are generally shouldering a smaller portion of the total tax levy. According to officials, the key factor lies in how property values have shifted in Sheboygan over the last five years—residential property values have risen substantially faster than commercial and manufacturing values.
Why the Discrepancy?
Rapid Growth in Residential Assessments
Data from the City’s five-year revaluation shows that residential property assessments climbed by nearly 70% since 2020. In contrast, commercial properties rose by about 36%, and manufacturing properties saw roughly 30% growth over the same period.
2020–2024 Assessed Value Increases
- Residential: 69.84%
- Commercial: 36.17%
- Manufacturing: 30.08%
City officials explain that heightened demand for housing—fueled by local growth, low interest rates in recent years, and an influx of out-of-county homebuyers—caused residential property values to surge. When property values go up more steeply in one class (residential) than in others (commercial and manufacturing), that class ends up carrying a larger share of the tax burden.
Slower Appreciation for Business and Industrial Sites
Compared to the residential market, commercial and industrial properties in Sheboygan have not seen values rise as dramatically. Economic factors such as remote work trends, changes in consumer habits, and broader shifts in the manufacturing sector all played a role. Local industry owners have also indicated that building expansions or facility upgrades were delayed due to pandemic-related uncertainties, slowing the growth of commercial and industrial values.
How Property Valuations Affect Tax Bills
Sheboygan’s total tax levy—the pool of money needed to fund schools, public safety, and city services—rose by 4.18% from 2023 to 2024. However, the portion each property owner pays depends on how their property compares to others citywide. With residential values rising at a faster clip, homeowners are absorbing a bigger slice of that overall levy.
Additional Factors Driving Higher Bills
- School Referendum
The passage of the Sheboygan Area School District referendum in November 2024 added to the school levy. As residential property values rose, the portion of that school levy borne by homeowners also increased. - Decreased State Credits
State credits such as the Lottery & Gaming Credit and First Dollar Credit were reduced this year, offering up to $49.97 less in property tax relief for many households. This reduction directly increases the amount homeowners owe. - City Budget Needs
The City of Sheboygan adjusted its budget to account for staff wages, benefits, higher service contract costs, and capital projects. Though the property tax rate actually dropped (from about 10.5593 in 2020 to 6.6226 in 2024), the significant rise in home values counteracts that decrease, leaving many residents with higher final bills.
Comparing Sheboygan’s Tax Rate to Other Municipalities
Despite the shift in how taxes are distributed, Sheboygan’s tax rate itself remains lower or on par with some neighboring communities:
- City of Sheboygan: 15.020
- City of Plymouth: 17.039
- City of Sheboygan Falls: 15.268
- Village of Kohler: 16.678
The bigger issue for residents is the jump in assessed property values, not simply the rate.
Payment Options and Deadlines
- In-Person at City Hall
- Where: 828 Center Avenue
- Payment Methods: Cash, Check, Debit, or Credit
- Drive-Thru Bank Drop-Off
- Participating Banks: WI Bank & Trust (multiple locations)
- Payment Methods: Cash or Check
- Note: Include a self-addressed stamped envelope for a receipt
- Online Payment
- Portal: Point & Pay Online Payment Option
- Payment Methods: Credit, Debit, or E-check (service fees apply)
Residents are encouraged to verify posted hours and any applicable fees.
Looking Ahead
City officials anticipate more balanced commercial and industrial growth as businesses rebound from pandemic slowdowns, which could shift the tax burden again in future revaluations. However, for the moment, homeowners—whose properties appreciated more swiftly—will likely continue to bear the heaviest load.
Have questions or concerns about your 2024 property tax bill? Contact the City of Sheboygan’s Finance Department or your local alderperson to learn more.
Citations and Sources
- City of Sheboygan Finance Department, public records and official statements
- Wisconsin Department of Revenue, Property Assessment & Taxation
- Sheboygan County Treasurer’s Office
Share your experiences or insights in the comments below, and stay tuned to Sheboygan Reports for ongoing coverage of local property tax trends, city budgeting, and more.
