Location: Waupaca County, WI | Metro: Appleton, WI MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $830 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,120 |
| 3 Bedrooms | $1,540 |
| 4 Bedrooms | $1,600 |
| 5 Bedrooms | $1,856 |
| 6 Bedrooms | $2,079 |
| 7 Bedrooms | $2,245 |
| 8 Bedrooms | $2,357 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,120 | $171,645 | 0.65% | D |
| 3BR | $1,540 | $227,125 | 0.68% | D |
U.S. Census Bureau data (2024)
In Clintonville, WI (ZIP 54929), the real estate market presents a unique set of conditions that landlords and small-portfolio investors should consider. The median home value stands at $237,760, which is relatively stable given the minimal reduction in listings—only 0.1% have been reduced. This indicates a strong seller's market where homes are holding their value, suggesting that landlords can maintain their rental properties' worth without significant depreciation.
The median Days on Market (DOM) being listed as N/A suggests a highly efficient local real estate market where homes sell quickly. This rapid turnover rate is indicative of strong demand for housing, further supporting the idea that property values are likely to remain resilient. For investors looking to hold onto properties for the long term, this stability in home values is crucial for maintaining a steady asset base.
On the rental side, the Fair Market Rent (FMR) for ZIP 54929 in fiscal year 2024 is projected at $910, while the current market rent, according to the Census ACS, is $934. This slight discrepancy between the FMR and actual market rent signals that landlords have a modest amount of pricing power. They can adjust rents slightly above the FMR without significantly deterring tenants, capitalizing on the current demand for rental properties.
For long-term investors, the realistic appreciation thesis in Clintonville hinges on the sustained demand for both ownership and rental properties. With minimal reductions in listing prices and quick sales, there is an underlying support for property values. However, the limited gap between FMR and market rent suggests that aggressive price increases may not be feasible. Investors should expect moderate growth in property values, aligned with broader economic trends and local economic factors such as employment rates and infrastructure development.
To summarize, the combination of a stable median home value, low reduction rates, and quick sales points to a market where landlords can maintain their investment value and have some flexibility in setting rental prices. Long-term appreciation is likely to be gradual, driven by consistent demand rather than speculative bubbles.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.