The Six Steps
- Budget and down payment help. Ten programs can help with a down payment in Dane County, most capped at 80% of area median income: $106,800 for a household of four in 2026.(HUD FY2026) Down payment programs and the finder.
- Check the records before you offer. Owner, the real tax bill, special assessments, permits, flood zone, zoning and more, all free. The 15 public-record checks.
- Write the offer. Wisconsin uses one state form, the WB-11. Most deadlines start at acceptance: 10 days for the condition report, 15 for the inspection, 20 for radon if left blank.(WB-11)(Wis. Stat. 709.02) Buying step by step, with a deadline calculator.
- Read the condition report. The seller answers 76 items about known defects. You can rescind within 2 business days of getting it if it discloses a defect.(Wis. Stat. 709.05) The condition report, item by item.
- Get the house inspected. Inspectors must be registered with the state, and radon, well, sewer and lead tests are extra.(Wis. Stat. ch. 440) What inspections cover.
- Close and record the deed. The seller pays the transfer fee, 30 cents per $100 of value, and the owner's title policy; you pay to record the deed.(Wis. Stat. 77.22)(WB-11) Closing in Dane County.
Deadlines at a Glance
Defaults on the WB-11 when the blank is left empty, counted in calendar days from acceptance.(WB-11)
| Deadline | Default |
|---|---|
| Earnest money (if not sent with the offer) | 5 days |
| Condition report from the seller(Wis. Stat. 709.02) | 10 days |
| Inspection report and Notice of Defects | 15 days |
| Radon objection | 20 days |
| Title commitment | 5 business days before closing |
Buying Guides
- Buying a House, Step by StepThe WB-11 offer, contingencies, default deadlines and closing, with a deadline calculator.Read the Guide
- The Condition Report, Item by ItemAll 76 items on Wisconsin's seller disclosure form, and how to check each answer.Read the Guide
- Down Payment HelpTen programs for Madison and Dane County buyers, with 2026 income limits and a finder.Read the Guide
- Before You Offer15 free public-record checks on any Dane County house, with the official tool for each.Read the Guide
- Home InspectionsWhat Wisconsin inspectors must check, what they skip, and the add-on tests.Read the Guide
- Rent vs Buy CalculatorRenting against buying for the years you'd stay, with your town's real tax and utility rates.Read the Guide
- True Cost of OwningMortgage plus your town's property tax and utility bills, and the most house a budget buys.Read the Guide
- Selling a House in WisconsinThe condition report, lead paint disclosure, transfer fee, closing and the home-sale tax exclusion.Read the Guide
After You Move In
- Claim the lottery and gaming credit if it isn't on the parcel already.
- Property tax: how your bill is figured, and Madison's in particular.
- Madison and its suburbs compared: tax rates, utilities and trash by town.
- Older homes, radon and hiring a contractor for the first projects.
- New homeowner checklist.
Still renting? Renting in Wisconsin covers your lease and deposit on the way out, and rent or buy runs the numbers.
Badger Homeowner doesn't recommend agents, lenders, inspectors or contractors, and takes no money from them.
Questions
Is there first-time homebuyer help in Wisconsin?
Yes. WHEDA offers first mortgages and two down payment loans through approved lenders. In Madison, the city's Home-Buy the American Dream program lends up to $35,000, and outside Madison a Dane County program lends up to $32,000 to income-eligible first-time buyers.
What counts as a first-time buyer?
For most programs here, someone who hasn't owned a home in the past 3 years.
What is the order of steps to buy a house in Wisconsin?
Get pre-approved and check down payment programs, check the public records, write a WB-11 offer, receive the condition report, do inspections within the contingency deadlines, get the loan commitment and appraisal, then close and record the deed.
How much is the transfer fee in Wisconsin?
30 cents per $100 of value, paid by the seller. On a $300,000 house that's $900.