Madison WI FSBO: Wisconsin Real Estate Condition Report (RECR) Guide (2026)
Madison's housing market is one of Wisconsin's most competitive — driven by University of Wisconsin employment (faculty, staff, and affiliated institutions represent tens of thousands of jobs), state government, Epic Systems (the largest private employer in the Madison area with 10,000+ employees), and a startup and biotech sector that has spun out of UW research. Wisconsin's RECR disclosure form applies to all Madison FSBO transactions.
Wisconsin RECR Framework
Wisconsin Statute §709.02 requires sellers to complete the Real Estate Condition Report (RECR) and deliver it to buyers before or at the binding offer. Buyers have 3 business days after receiving the RECR to rescind without penalty.
Wisconsin's form asks sellers to mark conditions as "Yes" (aware of condition) or "No" (not aware). A "Yes" answer requires a written explanation. The RECR covers all major property categories from structural to environmental.
Madison-Specific Disclosure Issues
Radon in Dane County: Madison sits on bedrock geology that produces elevated radon in some areas. The EPA designates Dane County as Zone 1 (predicted average indoor radon >4 pCi/L). Wisconsin's RECR specifically asks about radon. If tested, disclose the results. If a mitigation system exists, disclose it. Madison buyers commonly request radon testing as a contract contingency.
Basement water: Madison's clay soils and glacial till create significant basement water intrusion. The RECR asks about basement water intrusion, flooding, and drainage conditions. Disclose sump pump existence, any seepage history, and waterproofing measures.
Lake proximity: Madison is situated between Lake Mendota and Lake Monona, with several other lakes nearby (Lake Waubesa, Lake Kegonsa, Nine Springs Creek corridor). Properties near lakes may have:
Lead paint: Madison's older neighborhoods (Marquette, Tenney-Lapham, Willy Street, Sherman Avenue) have significant pre-1940 housing. Federal Lead-Based Paint Disclosure required for pre-1978 homes.
Epic Systems commuter context: Epic's campus in Verona (southwest of Madison) creates a significant commuter buyer pool in southwest Madison, Middleton, and Verona. Homes in the Epic commute corridor (Middleton, Verona, Mount Horeb, Fitchburg southwest) may command a premium from Epic employees.
SCWMLS: Madison uses the South Central Wisconsin MLS (SCWMLS). Confirm your flat fee service lists on SCWMLS specifically.
Madison's Competitive Market — FSBO Preparation
Madison's market, driven by UW and Epic, tends to be more competitive than other Wisconsin markets. Preparation for FSBO success:
Wisconsin Transfer Fee
$3.00 per $1,000 of consideration. On a $380,000 Madison home: $1,140. This is one of the lower transfer tax rates in the US.