The Wisconsin Home-Selling Process: Your Step-by-Step Checklist

Buyers in Wisconsin use the WB-11 Residential Offer to Purchase, a state-approved form covering the purchase price, earnest money amount, contingencies, inclusions and exclusions, and the proposed closing date. Your agent will walk you through every section. Pay close attention to the financing contingency, inspection rights, and any personal property the buyer wants included (like appliances or window treatments).

Cost: $0

If you want to change the price, closing date, or any other term instead of accepting outright, your agent uses the WB-44 Counter-Offer form. The WB-44 effectively rejects the buyer's original offer and proposes new terms. Set a clear deadline on the counter — if the buyer does not accept before that deadline, the counter expires and neither party is bound.

Cost: $0

If two or more buyers submit offers at the same time, your agent can use the WB-46 Multiple Counter-Offer form to respond to all of them simultaneously. This lets you negotiate with multiple buyers without accidentally binding yourself to more than one contract. Your agent will explain which offer or counter deserves priority based on your goals.

Cost: $0

In Wisconsin, a binding contract is formed only when both parties have signed the offer and all counter-offers, and the acceptance has been communicated to the other party. Once you sign and your agent notifies the buyer's agent, you are under contract. Make sure the accepted document is complete — all blanks filled in, all addenda initialed, and all signatures dated.

Cost: $0

Under Wisconsin's Chapter 709, the Real Estate Condition Report must be delivered to the buyer within 10 days of offer acceptance. If you attached it to the listing before the offer came in, you are already covered. If you have not yet delivered it, do so immediately. A late delivery gives the buyer a statutory right to rescind the contract within two business days of receiving it, which could unwind the entire deal.

Cost: $0

If you are selling a condominium unit, Wisconsin's Chapter 703 requires you to deliver a package of association documents to the buyer within a specific timeframe after contract acceptance. This package includes the condominium declaration, bylaws, rules and regulations, current budget, most recent financial statements, and any pending special assessment notices. Use the WB-14 (Residential Condominium Offer to Purchase) form timeline as your guide. Gather these documents from your association manager right away — they can take time to collect.

Cost: $0-50 typical

Wisconsin is not an attorney-closing state, so the closing is typically handled by a title company licensed through the Wisconsin Office of the Commissioner of Insurance. Your agent will help you open a title order, which kicks off the title search process. The title company will search public records to confirm you have clear ownership and identify any liens, easements, or other issues that need to be resolved before you can hand over a clean title.

Cost: $0 to open; title insurance and closing fees paid at closing

If the title search turns up old liens, unpaid judgments, or ownership gaps, you will need to resolve them before closing. Common issues include unpaid contractor liens, old mortgages that were never formally released, or estate issues from a prior owner. Your title company will tell you exactly what needs to be done, and in most cases your agent or the title company can coordinate the paperwork.

Cost: varies

The buyer has the right under the WB-11 to schedule a professional inspection. Your job is to make sure the inspector can get into every part of the home — the attic, crawl space, basement, all electrical panels, and all mechanical systems. Leave utilities on. If you have pets, arrange for them to be out of the house during the inspection. Plan to be away from the property during the inspection — buyers feel more comfortable asking questions when the seller isn't present.

Cost: $0

After the inspection, the buyer may send a written list of items they want repaired or a request for a price reduction or credit. You are not legally required to fix everything — but you need to respond in writing before the inspection contingency deadline. Talk through the requests with your agent. Some items are deal-breakers for buyers; others are negotiable. Prioritize anything that is a safety hazard or that you know a future buyer would also flag.

Cost: $0

You have three main options when responding to inspection findings: agree to make specific repairs before closing, offer the buyer a credit at closing so they can handle repairs themselves, or reduce the purchase price. A closing credit is often the cleanest path because you don't have to manage contractors on a tight timeline. Whatever you agree to, put it in writing as an addendum to the contract.

Cost: varies

If you promised to fix specific items, hire licensed contractors and keep receipts. The buyer will likely do a walk-through before closing to verify that repairs were done. Having documentation — invoices, photos, permits if required — protects you if questions come up later. Do not do shoddy work and assume it won't be noticed. Poor repair jobs can become a legal liability under Wisconsin's misrepresentation rules.

Cost: varies

The buyer's lender will hire an independent appraiser to assess the fair market value of your home. You need to allow the appraiser access, just as you would for an inspector. The appraiser will tour the home, measure it, note its condition, and compare it to recent sales of similar properties. This step is largely out of your hands, but making sure the home is clean and that all areas are accessible helps things go smoothly.

Cost: $0

If the appraiser values the home lower than the agreed purchase price, the buyer's lender will typically only finance up to the appraised value. This creates a gap. You have several options: lower your price to match the appraisal, ask the buyer to pay the difference in cash (which they may not be able to afford), negotiate a split where each side absorbs part of the gap, or dispute the appraisal if you have strong evidence the appraiser made errors. Your agent can guide you through which approach makes sense given the buyer's situation.

Cost: $0

Contact your current mortgage lender and ask for a payoff statement with a per-diem interest figure. The payoff amount is what you owe as of a specific date, including any prepayment penalties. Give this number to your title company so they can calculate your net proceeds accurately. The payoff figure changes slightly each day, so request it for a date close to your expected closing.

Cost: $0

Your title company will prepare a settlement statement listing every dollar coming in and going out of the transaction — the sale price, your mortgage payoff, the Wisconsin real estate transfer fee, prorated property taxes, agent commissions, and title fees. Review it carefully before closing day. Ask your agent or the title company to explain any line item you don't understand. Errors do happen and they are much easier to fix before closing than after.

Cost: $0

Wisconsin charges a real estate transfer fee of $3.00 per $1,000 of the property's sale price, calculated on the Real Estate Transfer Return (Form PE-500). On a $350,000 sale, this comes to $1,050. By standard Wisconsin practice, the seller pays this fee, though it is technically a negotiable contract term. Make sure the transfer fee appears correctly on your settlement statement before closing.

Cost: $3.00 per $1,000 of sale price

Book movers well in advance of closing, especially if you are selling during a busy season like spring or summer. Wisconsin closings typically require you to vacate the property by the day of closing or by a time specified in the contract. Start packing early and arrange to have utilities transferred or shut off on closing day. Leave any items that are included in the sale — appliances, light fixtures, or other agreed-upon inclusions — exactly where they are.

Cost: $500-3,000 typical for movers

The buyer will almost certainly schedule a final walk-through of the home in the 24 hours before closing. The purpose is to confirm the property is in the same condition as when the offer was accepted, that all agreed-upon repairs were completed, and that nothing has been removed or damaged. Leave all included appliances and fixtures in place, make sure utilities are still on, and do a sweep for any damage from your move-out.

Cost: $0

If you have lived in the home as your primary residence for at least 2 of the last 5 years, you may be able to exclude up to $250,000 in capital gains ($500,000 for married couples filing jointly) from federal income tax. Wisconsin generally follows federal tax treatment for capital gains. If you're selling an investment property or vacation home, different rules apply and a 1031 exchange may let you defer taxes by reinvesting in another property. Consult a CPA or tax attorney before closing — not after.

Cost: $150-400 for a tax consultation

Wisconsin closings are handled by licensed title companies, not attorneys. You will sign a deed transferring ownership, the Real Estate Transfer Return (Form PE-500), and any other documents the title company requires. Bring a government-issued photo ID. Your agent will typically be present. The entire signing appointment usually takes 30 to 60 minutes.

Cost: $0

The Real Estate Transfer Return (Form PE-500) is a Wisconsin-required document that reports the sale to the state and is the basis for calculating the transfer fee. Your title company will typically prepare and file this form on your behalf as part of the closing process. Before you leave the closing table, confirm the title company is handling the filing so the deed can be recorded properly with the county register of deeds.

Cost: $0 (preparation included in title fees)

After all deductions — your mortgage payoff, transfer fee, agent commissions, title fees, and prorated taxes — the title company will disburse the remaining balance to you. This is typically done by wire transfer on closing day or the next business day, depending on when funds clear. Verify the wire instructions directly with the title company in advance, never via email, to protect against wire fraud.

Cost: $0

At closing, give the buyer all keys to every lock on the property, garage door openers, mailbox keys, gate codes, HOA access cards, and any other items needed to access and operate the home. If there are appliances or systems with manuals, leave those too. Once the deed is recorded, the home belongs to the buyer.

Cost: $0

Save copies of the fully executed purchase contract, the settlement statement, the deed, the Real Estate Transfer Return, and any inspection or repair records. You will need the settlement statement and purchase price documentation when you file your taxes. Keep these records for at least seven years, or longer if you made significant capital improvements that affect your cost basis.

Cost: $0