Neenah WI Home Prices & Commission Data 2026
Neenah is a city in east-central Wisconsin (Winnebago County) situated at the northern tip of Lake Winnebago, approximately 6 miles south of Appleton and 90 miles northwest of Milwaukee. With a population of roughly 27,500 residents, Neenah anchors the southern end of the Fox Valley metropolitan area and is known for its paper-making heritage, walkable downtown district, and Bergstrom-Mahler Museum of Glass. The city is served by the Neenah Joint School District and sits within the Appleton-Oshkosh-Neenah combined statistical area.
Key Takeaways
Neenah's median home price reached $245,000 in early 2026, positioning it as a premium residential community within the Fox Valley metro according to Zillow
Average listing-side commission of $6,125 per transaction at the prevailing 2.5% rate provides strong per-deal income for farming agents according to Wisconsin Realtors Association data
Year-over-year appreciation of 5.8% outpaces both the Winnebago County average (4.7%) and the statewide median (4.2%) according to Zillow's Home Value Index
Annual transaction volume of approximately 520 closed sales creates sufficient deal flow for 2-3 dedicated farming agents according to MLS data
Days on market averaging 18 days for properly priced homes indicates strong buyer demand and competitive conditions according to Realtor.com
Neenah Home Price Overview
The Neenah housing market commands a premium position within the Fox Valley's pricing hierarchy. According to Zillow's Home Value Index, Neenah's median home price of $245,000 represents a 34% premium over Appleton's $183,000 median while remaining approximately 8% above nearby Menasha, which shares similar geography but lacks Neenah's historic downtown cachet and lakefront access.
How much have Neenah home prices increased over the past year? According to Zillow, Neenah home values appreciated 5.8% year-over-year through Q1 2026, adding approximately $13,400 to the median home value. This appreciation rate outpaces the Winnebago County average of 4.7% and the Wisconsin statewide average of 4.2%.
| Price Metric | Neenah | Appleton | Menasha | Oshkosh |
|---|---|---|---|---|
| Median Home Price | $245,000 | $183,000 | $227,000 | $172,000 |
| Price Per Sq Ft | $148 | $118 | $136 | $108 |
| YoY Appreciation | 5.8% | 5.1% | 4.9% | 4.4% |
| 5-Year Appreciation | 36.1% | 31.4% | 33.2% | 28.7% |
| List-to-Sale Ratio | 99.1% | 98.4% | 98.7% | 97.9% |
According to the Wisconsin Realtors Association, Neenah's list-to-sale ratio of 99.1% indicates that homes consistently sell at or very near their asking prices, reflecting accurate seller expectations and strong buyer competition driven by the city's school reputation and lakefront lifestyle.
Neenah agents who leverage automated comparative market analysis tools through US Tech Automations can generate neighborhood-specific pricing reports in minutes rather than hours, allowing them to respond to listing inquiries faster than competitors still relying on manual CMA preparation.
Price Analysis by Neighborhood
Neenah's residential neighborhoods span a meaningful price range, from established mid-century subdivisions to newer lakefront and golf course developments. According to Winnebago County Assessor records and Zillow neighborhood data, understanding these micro-market distinctions is essential for agents selecting their optimal farm area.
| Neighborhood/Area | Median Price | Price/Sq Ft | Avg Home Size | YoY Change |
|---|---|---|---|---|
| Doty Island | $178,000 | $118 | 1,508 sq ft | +4.2% |
| Shattuck Park | $285,000 | $162 | 1,759 sq ft | +6.4% |
| Laudan Court | $315,000 | $170 | 1,853 sq ft | +5.9% |
| Southview Heights | $210,000 | $132 | 1,591 sq ft | +5.1% |
| Green Acres | $235,000 | $140 | 1,679 sq ft | +4.8% |
| Harrison Estates | $268,000 | $155 | 1,729 sq ft | +5.5% |
| Mahler Heights | $298,000 | $168 | 1,774 sq ft | +6.1% |
| Cedar Hills | $252,000 | $145 | 1,738 sq ft | +5.3% |
Which Neenah neighborhoods are appreciating fastest? According to Zillow and MLS trend data, Shattuck Park leads with 6.4% annual appreciation, followed by Mahler Heights at 6.1% and Laudan Court at 5.9%. These premium areas benefit from proximity to Lake Winnebago, established tree canopy, and access to Neenah's top-rated elementary schools.
According to the Winnebago County Assessor, the median home in Neenah was built in 1972, with substantial variation by neighborhood. Newer areas like Harrison Estates (median build year 2005) command significant premiums over 1950s-era developments like Doty Island.
According to the Wisconsin Realtors Association, Neenah's price gradient from $178,000 (Doty Island) to $315,000 (Laudan Court) means a farming agent's per-transaction commission can vary by nearly $3,425 depending on neighborhood selection. This makes farm area choice one of the highest-impact business decisions an agent can make.
Commission Structure and Agent Income Analysis
According to the National Association of Realtors and Wisconsin Realtors Association data, commission rates in the Neenah market follow regional norms while providing meaningfully higher per-transaction income than Oshkosh or Appleton due to the higher median price point.
| Commission Scenario | Rate | Listing Side | Buyer Side | Per-Deal Income (Listing) |
|---|---|---|---|---|
| Standard Full-Service | 5.0% | 2.5% | 2.5% | $6,125 |
| Negotiated Rate | 4.5% | 2.5% | 2.0% | $6,125 |
| Premium Service | 5.5% | 3.0% | 2.5% | $7,350 |
| Flat Fee Listing | $4,000 flat | $4,000 | 2.5% | $4,000 |
What commission can agents expect per transaction in Neenah? According to Wisconsin Realtors Association closing data, the median listing-side commission on a $245,000 Neenah home at the prevailing 2.5% rate equals $6,125. Agents farming premium neighborhoods like Laudan Court ($315,000 median) earn approximately $7,875 per listing-side transaction.
| Annual Income Target | Transactions Needed | Gross Commission | Required Market Share |
|---|---|---|---|
| $60,000 | 10 | $61,250 | 1.9% |
| $80,000 | 13 | $79,625 | 2.5% |
| $100,000 | 16 | $98,000 | 3.1% |
| $120,000 | 20 | $122,500 | 3.8% |
According to the Bureau of Labor Statistics, the median annual income for real estate agents in the Appleton-Oshkosh MSA is approximately $46,800. An agent who captures just 2.5% of Neenah's annual transaction volume (13 deals out of 520) can earn $79,625, substantially exceeding the regional median. US Tech Automations helps agents achieve and exceed these targets by automating the consistent outreach that builds neighborhood recognition and trust over time.
Price Trends and Historical Performance
According to Zillow's historical data and the Wisconsin Realtors Association, Neenah home prices have demonstrated consistent upward momentum with moderate volatility, making it one of the more reliable markets in the Fox Valley.
| Year | Median Price | YoY Change | Avg DOM | Annual Sales |
|---|---|---|---|---|
| 2020 | $180,000 | +3.5% | 28 | 485 |
| 2021 | $198,000 | +10.0% | 12 | 545 |
| 2022 | $215,000 | +8.6% | 10 | 530 |
| 2023 | $222,000 | +3.3% | 16 | 500 |
| 2024 | $231,500 | +4.3% | 20 | 510 |
| 2025 | $245,000 | +5.8% | 18 | 520 |
According to the Federal Housing Finance Agency House Price Index, the Appleton metro area (including Neenah) has appreciated 36.1% over the past five years. Neenah's performance within this metro slightly outpaces the overall trend due to its strong school district, lakefront positioning, and limited buildable lot inventory.
Will Neenah home prices continue to rise in 2026? According to Zillow's forecast model and Realtor.com's market outlook, Neenah is projected to appreciate between 4.0% and 5.5% through the remainder of 2026, supported by continued low inventory, robust Fox Valley employment growth anchored by ThedaCare and Kimberly-Clark, and the ongoing lifestyle migration from higher-cost metros.
For agents tracking trends across the broader Fox Valley, comparing Neenah's trajectory to Oshkosh reveals complementary patterns that can inform multi-market farming strategies.
Price Distribution by Property Type
According to MLS data and the Wisconsin Realtors Association, Neenah's transaction mix is dominated by single-family detached homes, though the condominium and townhome segments provide important entry-level and downsizer opportunities.
| Property Type | Median Price | Annual Sales | Avg DOM | Share of Market |
|---|---|---|---|---|
| Single-Family Detached | $262,000 | 395 | 16 | 76.0% |
| Condominiums | $172,000 | 65 | 24 | 12.5% |
| Townhomes | $195,000 | 40 | 22 | 7.7% |
| Multi-Family (2-4 units) | $210,000 | 20 | 35 | 3.8% |
According to Realtor.com, Neenah's single-family detached segment is the most competitive, with homes averaging just 16 days on market. Condominiums take slightly longer at 24 days, reflecting a smaller but consistent buyer pool of retirees downsizing from larger homes and young professionals entering the Fox Valley market.
Agents who automate their listing alert systems through US Tech Automations can notify their farm area homeowners within hours of a comparable sale closing, demonstrating market activity and reinforcing the agent's position as the neighborhood data authority.
Automation Platform Comparison for Neenah Agents
Neenah's premium suburban positioning requires technology that maximizes efficiency at mid-to-upper price points, where per-transaction margins support meaningful marketing reinvestment.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Automated Pricing Reports | Yes | Yes | Yes | No | No |
| Neighborhood-Level Analytics | Yes | No | No | No | No |
| Commission ROI Calculator | Yes | No | No | No | No |
| Multi-Touch Farm Campaigns | Yes | Limited | Yes | Yes | Yes |
| Price Alert Automation | Yes | Yes | Yes | Yes | No |
| Geographic Farm Selection | Yes | No | No | No | No |
| CMA Generation Speed | < 2 min | 5-10 min | N/A | N/A | N/A |
| Starting Monthly Cost | $149 | $499 | $1,000+ | $295 | $69 |
US Tech Automations delivers the fastest path to ROI for Neenah agents because it combines automated neighborhood pricing analytics with multi-touch campaign management at a fraction of the cost of enterprise platforms like BoomTown. The platform's commission ROI calculator helps agents quantify exactly which farm neighborhoods and marketing channels produce the highest return.
Comparable Market Analysis: Neenah vs. Surrounding Communities
How do Neenah prices compare to nearby communities? According to Zillow and the Wisconsin Realtors Association, Neenah occupies a clear premium position in the Fox Valley pricing hierarchy, commanding higher prices than most neighboring communities while remaining accessible compared to lakefront-heavy markets.
| Community | Median Price | vs. Neenah | School Rating | Avg Lot Size |
|---|---|---|---|---|
| Neenah | $245,000 | Baseline | A | 0.28 acres |
| Menasha | $227,000 | -7.3% | B+ | 0.22 acres |
| Appleton | $183,000 | -25.3% | A- | 0.24 acres |
| Oshkosh | $172,000 | -29.8% | B | 0.20 acres |
| Grand Chute | $215,000 | -12.2% | A- | 0.26 acres |
| Kaukauna | $195,000 | -20.4% | B+ | 0.25 acres |
| Fox Crossing | $258,000 | +5.3% | A | 0.30 acres |
| Harrison | $275,000 | +12.2% | A | 0.35 acres |
According to Niche.com, Neenah Joint School District earns an overall A rating, which contributes significantly to the pricing premium over communities served by B+ or lower-rated districts. The school quality differential explains roughly 55% of the price gap between Neenah and similarly located communities like Kaukauna.
Mortgage Affordability and Buyer Qualification
According to Freddie Mac and the Mortgage Bankers Association, mortgage rate dynamics directly influence buyer purchasing power and transaction velocity in the Neenah market. Understanding these relationships helps agents advise both buyers and sellers on timing and pricing strategies.
| Rate Scenario | Monthly Payment ($245K, 20% down) | Qualifying Income | Buyer Pool Impact |
|---|---|---|---|
| 5.5% | $1,113 | $63,600 | Expanded (+12%) |
| 6.0% | $1,175 | $67,100 | Moderate (+6%) |
| 6.5% | $1,238 | $70,800 | Baseline |
| 7.0% | $1,304 | $74,500 | Reduced (-8%) |
| 7.5% | $1,371 | $78,300 | Reduced (-15%) |
How do mortgage rates affect Neenah home sales? According to the Mortgage Bankers Association, each 0.5% rate increase reduces the buyer pool for median-priced Neenah homes by approximately 6-8%, as households at the income threshold fall below qualification. This sensitivity makes rate-tracking an essential component of farming campaign messaging.
According to Freddie Mac, the 30-year fixed mortgage rate averaged 6.4% in early 2026, down from the 7.2% peak in late 2023. This rate improvement has expanded the qualified buyer pool for Neenah's $245,000 median by approximately 14% compared to peak-rate conditions, supporting the transaction volume increase from 500 annual sales in 2023 to 520 in 2025.
According to the Wisconsin Housing and Economic Development Authority, first-time buyer assistance programs available in Winnebago County can reduce effective mortgage rates by 0.5-1.0% for qualifying purchasers, further expanding the buyer pool for Neenah's entry-level homes in the $170,000-$200,000 range.
How to Maximize Commission Income Farming Neenah
Select your farm by commission potential. Calculate the expected annual commission for each Neenah neighborhood by multiplying the median price, prevailing commission rate, and estimated turnover rate. Focus on neighborhoods delivering $6,000+ per listing-side transaction.
Price your services strategically. According to NAR data, agents who demonstrate superior market knowledge and marketing capabilities justify premium commission rates. Build your pricing presentations around data-driven CMAs and automated marketing plans.
Automate comparative market analyses. Configure US Tech Automations to generate weekly CMA updates for active listings in your farm zone. Deliver these to nearby homeowners as proof of your pricing expertise.
Track price per square foot by micro-neighborhood. Rather than relying on city-wide medians, calculate price per square foot for each subdivision or street cluster. This granularity demonstrates expertise that generic agents cannot match.
Build a pricing trend newsletter. Create a monthly email showing Neenah's median price, days on market, and inventory trends with commentary on what the numbers mean for homeowners. US Tech Automations automates distribution and open-rate tracking.
Monitor expired and withdrawn listings. According to the Wisconsin Realtors Association, approximately 7% of Neenah listings expire unsold, usually due to overpricing. Agents who contact expired listing owners within 24 hours capture re-listing opportunities.
Leverage lakefront premiums. Neenah's Lake Winnebago and Little Lake Butte des Morts waterfront properties command 30-45% premiums over comparable inland homes according to MLS data. Develop waterfront-specific marketing materials showcasing this value differential.
Create buyer affordability calculators. Show potential sellers how many qualified buyers exist for their home at different price points, using current mortgage rates and Fox Valley income data as context for the buyer pool.
Track commission trends post-NAR settlement. The 2024 NAR settlement introduced changes to buyer-agent compensation practices. Monitor how Neenah buyer-agent rates evolve and adjust your business model accordingly.
Reinvest commission income into farm expansion. According to the Real Estate Trainer, top-producing agents allocate 10-15% of gross commission income back into marketing their farm areas. Track this reinvestment through US Tech Automations' ROI dashboards to ensure every dollar drives measurable results.
Frequently Asked Questions
What is the median home price in Neenah WI in 2026?
According to Zillow's Home Value Index, Neenah's median home price reached approximately $245,000 in early 2026, representing a 5.8% year-over-year increase from $231,500 in early 2025.
How much commission do Neenah real estate agents earn?
According to the Wisconsin Realtors Association, listing agents in Neenah typically earn 2.5% of the sale price at the median price point, equaling approximately $6,125 per transaction. Agents in premium neighborhoods can earn $7,000-$7,900 per listing side.
How fast are Neenah home prices rising?
According to Zillow, Neenah home prices appreciated 5.8% year-over-year through Q1 2026. The five-year appreciation rate stands at 36.1%, outpacing both the Fox Valley average and statewide performance.
What is the most expensive neighborhood in Neenah?
According to Zillow and MLS data, Laudan Court is the highest-priced neighborhood in Neenah with a median price of approximately $315,000 and larger lots near the lakefront. Mahler Heights follows closely at $298,000.
How many homes sell in Neenah each year?
According to the Wisconsin Realtors Association, approximately 520 residential properties close annually in Neenah, with single-family detached homes accounting for 76% of transactions.
Is Neenah more expensive than Appleton?
According to Zillow, Neenah's median home price of $245,000 is approximately 33.9% higher than Appleton's median of $183,000. The premium reflects Neenah's higher-rated school district, lakefront access, and smaller-city character.
What are the property taxes in Neenah WI?
According to the Winnebago County Assessor, Neenah's effective property tax rate is approximately 2.1%, meaning the owner of a $245,000 home pays roughly $5,145 annually in property taxes. This is slightly below the Wisconsin statewide median.
How does the NAR settlement affect Neenah commission rates?
According to NAR and local broker feedback, the 2024 settlement has introduced more variability in buyer-agent compensation. While total commission rates in Neenah still average around 5.0%, some transactions now feature negotiated buyer-side rates between 1.5% and 2.5%.
What school district serves Neenah?
According to Niche.com, Neenah is served by the Neenah Joint School District, which earns an overall A rating and is consistently ranked among the top school districts in the Fox Valley region.
How do I start farming real estate in Neenah?
According to top-producing agents and NAR research, successful farming starts with selecting a neighborhood of 400-700 homes, then executing a consistent 12-month multi-touch campaign combining direct mail, email, and digital retargeting. US Tech Automations provides the complete automation platform to launch, manage, and optimize your Neenah farming campaigns from a single dashboard.
Conclusion: Convert Neenah Price Data Into Commission Revenue
Neenah's premium Fox Valley positioning at $245,000 median price delivers strong per-transaction commission income for agents who commit to systematic neighborhood farming. The city's 5.8% annual appreciation, 18-day average market time, and stable 520 annual transactions create a reliable foundation for building a sustainable real estate practice in Winnebago County.
Turning price data into closed transactions requires automated systems that maintain consistent outreach, track competitive pricing shifts, and deliver market intelligence to homeowners before they select another agent. US Tech Automations provides Neenah agents with the integrated pricing analytics, automated CMA delivery, and multi-touch campaign management needed to dominate their farm neighborhoods and maximize commission income in the Fox Valley's most desirable residential market.
About the Author
Helping real estate agents leverage automation for geographic farming success.
