Are You Considering Buying a House in the Town of Black Wolf, WI?

Town of Black Wolf, WI

In this blog I am going to go over some things that you might want to know before buying a house in the Town of Black Wolf, WI. With spending 18 years of my life in the township I have grown to become very familiar with the in’s & out’s on how it all works.

Some things you might be wondering is “Are there HOA’s?, Are property taxes higher or lower?, What schools are in the area?, Is the Town of Black Wolf Safe?, How much can I expect to pay for a house?, Are there a lot of house for sale?, Where is the closest shopping center to the Town of Black Wolf?, and the list goes on!

In this blog article I am just going to touch on a few of the above subjects. But, as I write future articles I will link back to them in this article so this website can be your one stop shop for learning everything you need to know about the Town of Black Wolf, WI.

How Often Are Houses Listed in the Town of Black Wolf, WI

Great Questions! To answer this properly I am referencing the MLS system that only realtors have access too. I am also using the time frame (August 1, 2018 – August 30, 2019) so a 1 year time span. This will give you a general idea on how many houses are listing yearly in the Town of Black Wolf.

So as I am writing this blog posts, in a one year time span there has been 41 houses put up for sale in the Town of Black Wolf. Out of those 41: 34 have sold and 7 are currently on the market.

The average price point of those houses ranges from $80,000 – $800,000. Average price of $301,000

If only 41 houses a year are listed in the Town of Black Wolf let’s figure out the math behind how many opportunities you may get to buy one. We can break it down by price point to see how affordable this municipality really is.

0- $100,000 = 1 House (Once a Year)

$100,000 – $150,000 = 7 Houses = .6 Houses a Month (About 1 every 2 months)

$150,000 – $200,000 = 3 Houses = .25 Houses a Month (1 every 4 months)

$200,000 – $250,000 = 9 Houses = .75 Houses a Month ( 1 every 1.5 months)

$250,000 – $300,000 = 3 Houses = .25 Houses a Month (1 every 4 months)

$300,000 – $400,000 = 5 Houses = .41 Houses a Month ( 1 every 2+ months)

$400,000 – $500,000 = 9 Houses = .75 Houses a Month ( 1 every 1.5 months)

$500,000 + = 3 Houses = .25 Houses a Month (1 every 4 months)

Houses for Sale Black Wolf, WI

With so few opportunities to purchase a house in the Town of Black Wolf, what do you need to do to become competitive?

#1 Make Sure You Act Fast

#2 You Need to Be Pre Approved or Have Cash to Buy

#3 Offer WAY above list price if needed

#4 Be ready to Waive Home Inspections if Needed

#5 Ask the Seller what THEY Want

But here is one BONUS that you get for reading this blog. Most homeowners in the Town of Black Wolf think their home is worth more than it actually is. So what does this mean? They price it too high to begin with, it sits on the market for 1, 2, 3 weeks, then they start dropping their price and it becomes far less competitive!

Why do they price is so high?

Realtor’s try and “buy” the listing by overpromising on a sale price that probably isn’t realistic. Even though there are very few houses that sell in the area, and the market is competitive, houses still have to appraise out. And with only 41 sales annually that means there are not a lot of houses to compare against each other. This does definitely play into why home prices may not appreciate as rapidly in a smaller municipality.

Who is the typical seller?

A lot of population in the Town of Black Wolf is aging out. Meaning they are the original owners of the houses & just looking to sell. They might be downsizing or moving to something more maintenance free. The township is just old farmland that has been split up into larger sized lots which are not as easy to maintain especially when you get older. This also leads into a lot of outdated property that hits the market. If you are looking for something under $200,000 in the township, you better be handy or be willing to do some updates. It is a rare scenario where something newly renovated goes up for sale under $200,000.

Black Wolf, WI Kitchen