Menasha WI Real Estate Trends & Data 2026
Menasha is a city in east-central Wisconsin straddling Winnebago and Calumet Counties, situated along the Fox River between Lake Winnebago and Little Lake Butte des Morts. With a population of roughly 18,500 residents, Menasha forms the geographic center of the Fox Valley metropolitan area, positioned approximately 3 miles north of Neenah and 4 miles south of downtown Appleton. The city is served by the Menasha Joint School District and sits within the Appleton-Oshkosh-Neenah combined statistical area.
Key Takeaways
Menasha's median home price reached $227,000 in early 2026, representing a 4.9% year-over-year increase according to Zillow's Home Value Index
Inventory declined 14% year-over-year to just 1.8 months of supply, creating a pronounced seller's market according to the Wisconsin Realtors Association
Seasonal price premium of 6-9% between winter lows and spring-summer peaks creates timing arbitrage for strategic agents according to MLS data
New construction permits rose 11% year-over-year, with 85 single-family permits issued in 2025 according to City of Menasha building department data
Days on market averaging 21 days represents a 5-day improvement from the 2024 average of 26 days according to Realtor.com
Menasha Market Trend Overview
The Menasha housing market is trending upward across every key metric in 2026. According to Zillow's Home Value Index, the city's median home price of $227,000 reflects sustained appreciation that has closed the gap with neighboring Neenah while maintaining a meaningful discount compared to Fox Crossing and Harrison to the north.
What direction is the Menasha real estate market heading? According to Zillow and the Wisconsin Realtors Association, Menasha is firmly in a seller's market with declining inventory, accelerating appreciation, and shrinking days on market. The trend trajectory points to continued price growth through at least mid-2027, supported by Fox Valley employment expansion and constrained housing supply.
| Trend Metric | Q1 2025 | Q1 2026 | Change | Trend Direction |
|---|---|---|---|---|
| Median Home Price | $216,500 | $227,000 | +4.9% | Accelerating |
| Active Listings | 78 | 67 | -14.1% | Declining |
| Months of Supply | 2.1 | 1.8 | -14.3% | Tightening |
| Avg Days on Market | 26 | 21 | -19.2% | Improving |
| List-to-Sale Ratio | 98.2% | 98.7% | +0.5% | Strengthening |
| New Listings/Month | 42 | 39 | -7.1% | Declining |
According to the Wisconsin Realtors Association, Menasha's 1.8 months of supply is well below the 5-6 months that characterizes a balanced market. This supply constraint explains both the accelerating price appreciation and the shrinking time homes spend on market before going under contract.
Menasha agents who use US Tech Automations to automate their market trend reporting can deliver real-time inventory and pricing data to farm area homeowners, positioning themselves as the neighborhood market authority before competing agents even recognize the shift.
Historical Price Trajectory
According to Zillow's historical data and the Wisconsin Realtors Association, Menasha home prices have followed a consistent upward trajectory over the past six years, with the pandemic-era acceleration giving way to more sustainable growth rates.
| Year | Median Price | YoY Change | Avg DOM | Annual Sales | Inventory (Months) |
|---|---|---|---|---|---|
| 2020 | $162,000 | +3.8% | 30 | 345 | 3.2 |
| 2021 | $180,000 | +11.1% | 14 | 390 | 1.5 |
| 2022 | $198,000 | +10.0% | 12 | 375 | 1.3 |
| 2023 | $205,000 | +3.5% | 22 | 355 | 2.0 |
| 2024 | $216,500 | +5.6% | 26 | 365 | 2.1 |
| 2025 | $227,000 | +4.9% | 21 | 375 | 1.8 |
According to the Federal Housing Finance Agency House Price Index, the Fox Valley region has appreciated 40.1% over the past five years, slightly outpacing the Wisconsin statewide average of 37.5%. Menasha's individual trajectory of 33.2% five-year appreciation trails the Fox Valley aggregate somewhat, though the gap has narrowed meaningfully in 2025-2026 as Menasha's relative affordability attracts buyers priced out of Neenah and Fox Crossing.
Is now a good time to sell a home in Menasha? According to Realtor.com and MLS data, the combination of 1.8 months of supply, 21-day average market time, and 98.7% list-to-sale ratio creates one of the strongest seller's markets Menasha has seen since the pandemic peak of 2022. Homeowners listing in 2026 are likely to sell quickly and close near asking price.
For agents farming across the Fox Valley, examining Grand Chute's market dynamics alongside Menasha reveals how the two adjacent communities respond differently to the same macro trends.
Seasonal Price and Volume Patterns
According to MLS data and the Wisconsin Realtors Association, Menasha's market follows distinct seasonal patterns that create opportunities for agents who time their farming campaigns strategically.
| Month/Period | Avg Sale Price (Index) | Listing Volume | Buyer Competition | Strategy |
|---|---|---|---|---|
| January-February | 94 (Low) | Low | Low | Buyer opportunity |
| March-April | 98 (Rising) | Moderate | Rising | Pre-listing season prep |
| May-June | 103 (Peak) | High | Peak | Maximum seller advantage |
| July-August | 101 (High) | High | High | Strong selling conditions |
| September-October | 99 (Stable) | Moderate | Moderate | Balanced negotiations |
| November-December | 96 (Declining) | Low | Low | Motivated sellers/buyers |
When is the best time to sell a home in Menasha? According to MLS historical data, Menasha homes listed between May and June sell for approximately 6-9% more than homes listed between November and February. The May-June window also produces the shortest days on market, averaging 14-16 days compared to 28-32 days during winter months.
According to the Wisconsin Realtors Association, understanding these seasonal dynamics allows farming agents to time their most aggressive marketing pushes to the 60-day window before the spring selling peak. Agents using US Tech Automations can pre-schedule campaign intensification to coincide with the February-March ramp-up period.
Inventory Analysis and Supply Trends
According to the Wisconsin Realtors Association and MLS data, Menasha's inventory constraints have structural roots that are unlikely to resolve quickly, creating a multi-year tailwind for home values.
| Inventory Metric | 2023 | 2024 | 2025 | Trend |
|---|---|---|---|---|
| Total Active Listings (Avg) | 85 | 82 | 67 | Declining |
| New Listings Per Month | 44 | 43 | 39 | Declining |
| Absorption Rate | 88% | 86% | 91% | Rising |
| Months of Supply | 2.0 | 2.1 | 1.8 | Tightening |
| Expired/Withdrawn % | 9.5% | 8.2% | 6.8% | Declining |
According to the City of Menasha Building Department, new construction permits for single-family homes totaled 85 in 2025, up 11% from 76 in 2024. However, this pace of new construction adds fewer than 8 homes per month to inventory, insufficient to meaningfully offset the demand-side pressure from Fox Valley employment growth and regional migration.
According to the U.S. Census Bureau, Winnebago County's population grew 2.1% between 2020 and 2025, adding approximately 3,500 new residents. With average household size of 2.4 persons, this translates to demand for roughly 1,460 additional housing units across the county — well beyond what new construction has delivered.
How many homes are available in Menasha right now? According to Realtor.com, Menasha typically has between 55 and 80 active residential listings at any given time as of early 2026. This represents a significant decline from the 100-120 listings typical in 2019, creating the persistent seller's advantage that defines the current market.
Price Forecast and Market Projections
According to Zillow's forecast model, Realtor.com's market outlook, and the Wisconsin Realtors Association, Menasha's pricing trajectory reflects both local market dynamics and broader Fox Valley economic fundamentals.
| Forecast Scenario | 2026 EOY Price | 2027 Projected | Key Driver |
|---|---|---|---|
| Baseline (Most Likely) | $238,000 | $249,000 | Continued low inventory |
| Optimistic | $242,000 | $258,000 | Rate cuts + job growth |
| Conservative | $232,000 | $238,000 | Rate increases slow demand |
According to the Fox Cities Regional Partnership, major employment expansions including ThedaCare's $100M facility investment and Amazon's fulfillment center operations in Appleton support continued housing demand across the Fox Valley through at least 2028. These economic anchors make Menasha's pricing forecast more resilient than markets dependent on a single employer or industry.
What will Menasha home prices be in 2027? According to Zillow's forecast model, Menasha's median home price is projected to reach approximately $249,000 by mid-2027 under baseline assumptions, representing an additional 9.7% appreciation from early 2026 levels.
Buyer Demographics and Demand Drivers
According to the U.S. Census Bureau and NAR buyer profile data, Menasha attracts a distinct buyer mix that agents must understand to optimize their farming approach.
| Buyer Segment | Share of Purchases | Median Budget | Primary Motivation |
|---|---|---|---|
| First-Time Buyers | 38% | $200,000 | Fox Valley affordability |
| Move-Up Families | 28% | $250,000 | School quality, space |
| Downsizers (55+) | 18% | $215,000 | Lower maintenance |
| Investors | 10% | $180,000 | Rental income |
| Relocators | 6% | $235,000 | Fox Valley employment |
According to the U.S. Census Bureau American Community Survey, Menasha's median household income of $55,800 supports home purchases in the $180,000-$230,000 range at current mortgage rates, aligning well with the city's median price of $227,000. This income-to-price alignment explains the strong buyer demand and low days-on-market performance.
According to NAR, 38% of Menasha home purchases are made by first-time buyers, the highest rate among Fox Valley communities exceeding 15,000 population. This first-time buyer concentration creates opportunities for agents who specialize in guiding newer purchasers through the transaction process.
Agents who build automated nurture sequences through US Tech Automations can segment their farm contacts by buyer type, delivering first-time buyer educational content to renters and empty-nest downsizing guides to long-term homeowners simultaneously.
Automation Platform Comparison for Menasha Agents
Menasha's position as a value-oriented Fox Valley market requires technology that helps agents compete efficiently at moderate price points where volume drives income.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Market Trend Reports | Yes | Yes | Yes | No | No |
| Seasonal Campaign Timing | Yes | No | No | No | No |
| Inventory Alert Automation | Yes | Yes | Yes | Yes | No |
| Multi-Touch Farm Campaigns | Yes | Limited | Yes | Yes | Yes |
| Buyer Segment Targeting | Yes | Yes | Yes | Yes | Limited |
| Geographic Farm Selection | Yes | No | No | No | No |
| Forecast Integration | Yes | No | No | No | No |
| Starting Monthly Cost | $149 | $499 | $1,000+ | $295 | $69 |
US Tech Automations provides Menasha agents with the only platform that combines geographic farm selection, seasonal campaign timing, and automated market trend reporting at a price point that makes sense for a $227,000 median market. The platform's forecast integration features help agents communicate pricing direction to their farm contacts with data-backed authority.
Comparable Market Trends: Menasha vs. Fox Valley Communities
How does Menasha's market compare to neighboring Fox Valley cities? According to Zillow and the Wisconsin Realtors Association, Menasha's trend metrics reveal a market accelerating faster than several neighboring communities, narrowing the historical price gap.
| Community | Median Price | YoY Change | Avg DOM | Inventory (Mo.) |
|---|---|---|---|---|
| Neenah | $245,000 | +5.8% | 18 | 1.6 |
| Menasha | $227,000 | +4.9% | 21 | 1.8 |
| Appleton | $183,000 | +5.1% | 24 | 2.2 |
| Grand Chute | $215,000 | +4.5% | 23 | 2.0 |
| Kaukauna | $195,000 | +4.2% | 25 | 2.3 |
| Oshkosh | $172,000 | +4.4% | 28 | 2.5 |
| Fox Crossing | $258,000 | +5.2% | 17 | 1.5 |
According to the Wisconsin Realtors Association, Menasha's 21-day average DOM is third-fastest in the Fox Valley, behind only Fox Crossing (17 days) and Neenah (18 days). This positions Menasha as a market where listing agents can promise sellers relatively quick transactions.
Mortgage Rate Impact on Menasha Trends
According to Freddie Mac and the Mortgage Bankers Association, mortgage rate movements create measurable impacts on Menasha's transaction velocity and pricing trends.
| Rate Scenario | Monthly Payment ($227K, 20% down) | Qualifying Income | Volume Impact |
|---|---|---|---|
| 5.5% | $1,031 | $58,900 | +14% above baseline |
| 6.0% | $1,088 | $62,200 | +7% above baseline |
| 6.5% | $1,147 | $65,500 | Baseline |
| 7.0% | $1,208 | $69,000 | -9% below baseline |
| 7.5% | $1,270 | $72,600 | -16% below baseline |
How sensitive is the Menasha market to mortgage rates? According to the Mortgage Bankers Association, Menasha's transaction volume swings approximately 7-9% for each 0.5% change in prevailing mortgage rates. This rate sensitivity exceeds the national average due to Menasha's concentration of first-time buyers with tighter income-to-qualification margins.
According to Freddie Mac, mortgage rate trends through 2026 suggest a gradual decline toward the 5.75-6.25% range by year-end, which would expand Menasha's qualified buyer pool by approximately 8-12% compared to early 2026 conditions.
How to Capitalize on Menasha Market Trends
Track inventory weekly. According to the Wisconsin Realtors Association, inventory shifts precede price changes by 60-90 days. Monitoring weekly listing counts lets you forecast pricing direction for your farm contacts.
Time your listing campaigns to seasonal peaks. Concentrate listing acquisition efforts in February and March to bring properties to market during the May-June price peak, when Menasha homes sell for 6-9% more than winter averages.
Automate trend reporting. Configure US Tech Automations to generate monthly neighborhood trend reports showing median price, DOM, and inventory changes for your farm area. Deliver these reports consistently to build data authority.
Target pre-foreclosure and expired listings. According to MLS data, Menasha's expired listing rate has fallen to 6.8%, but these properties still represent high-conversion prospecting opportunities for agents with automated follow-up sequences.
Monitor new construction competition. With 85 single-family permits issued in 2025, new construction competes for the same buyer pool. Track new developments and adjust your pricing recommendations accordingly.
Build appreciation-based equity reports. Show long-term homeowners how much equity they've gained using historical appreciation data. US Tech Automations generates personalized equity statements that motivate listing conversations.
Leverage rate sensitivity messaging. When rates drop, immediately communicate to your farm contacts how the lower rate expands their buyer pool and supports higher sale prices. Speed of communication matters in rate-sensitive markets.
Segment your CRM by buyer type. According to NAR data, first-time buyers, move-up families, and downsizers respond to fundamentally different market trend messaging. Automated segmentation ensures the right message reaches the right contact.
Track absorption rates by price band. According to MLS data, Menasha properties under $200,000 absorb 15-20% faster than properties above $275,000. Price-band analysis helps you set realistic expectations with sellers.
Reinvest in marketing during down seasons. According to the Real Estate Trainer, agents who maintain consistent marketing through November-February capture disproportionate share during the spring selling season when competitors are ramping up.
Frequently Asked Questions
What is the median home price in Menasha WI in 2026?
According to Zillow's Home Value Index, Menasha's median home price reached approximately $227,000 in early 2026, representing a 4.9% year-over-year increase from $216,500 in early 2025.
Is Menasha a buyer's or seller's market in 2026?
According to the Wisconsin Realtors Association, Menasha is firmly in a seller's market with only 1.8 months of housing supply, well below the 5-6 months that defines a balanced market. Homes sell in an average of 21 days.
How fast are Menasha home prices rising?
According to Zillow, Menasha home prices appreciated 4.9% year-over-year through Q1 2026, with the five-year appreciation rate standing at 33.2%. This growth rate has accelerated from the 3.5% pace seen in 2023.
When is the best time to sell a home in Menasha?
According to MLS historical data, homes listed between May and June sell for approximately 6-9% more than winter listings. The spring selling season also produces the fastest transaction times, with average DOM of 14-16 days versus 28-32 days in winter months.
How many homes are for sale in Menasha?
According to Realtor.com, Menasha typically has between 55 and 80 active residential listings at any given time in early 2026, down from 100-120 typical in 2019. This constrained inventory drives the competitive selling conditions.
What is driving Menasha home prices up?
According to the Wisconsin Realtors Association and U.S. Census Bureau, three factors drive Menasha's appreciation: constrained inventory (1.8 months supply), Fox Valley employment growth anchored by healthcare and manufacturing, and regional population growth adding 2.1% to Winnebago County between 2020 and 2025.
How does Menasha compare to Neenah for home prices?
According to Zillow, Menasha's $227,000 median is approximately 7.3% below Neenah's $245,000 median. The gap has narrowed from 12% in 2022 as Menasha's relative affordability attracts buyers priced out of Neenah's premium neighborhoods.
Will Menasha home prices drop in 2026?
According to Zillow's forecast model and the Wisconsin Realtors Association, a price decline in Menasha is unlikely in 2026. Inventory would need to more than triple from 1.8 months to 5-6 months to create the conditions for flat or declining prices.
What are property taxes in Menasha WI?
According to the Winnebago County Assessor, Menasha's effective property tax rate is approximately 2.2%, meaning the owner of a $227,000 home pays roughly $4,994 annually in property taxes.
How do I start farming real estate in Menasha?
According to top-producing agents and NAR research, successful farming starts with selecting a neighborhood of 400-600 homes and executing a consistent 12-month multi-touch campaign. US Tech Automations provides the complete automation platform to launch, manage, and optimize your Menasha farming campaigns with integrated market trend reporting and seasonal campaign timing.
Conclusion: Use Menasha Market Trends to Win More Listings
Menasha's accelerating appreciation, declining inventory, and shrinking days on market create ideal conditions for farming agents who can communicate market data with authority and consistency. The city's $227,000 median price, combined with 375 annual transactions, provides sufficient deal flow and per-transaction income to support a profitable farming practice.
Converting market trend knowledge into listing appointments requires automated systems that deliver timely, data-rich communications to your farm contacts before competing agents recognize the opportunity. US Tech Automations provides Menasha agents with the automated market trend reporting, seasonal campaign management, and inventory monitoring tools needed to establish themselves as the definitive neighborhood market expert in the Fox Valley's most dynamic mid-market community.
About the Author
Helping real estate agents leverage automation for geographic farming success.
