Menasha Vs Neenah: Comparing Fox River Home Markets
February 19, 2026
February 19, 2026
Wondering if your budget will stretch further on the Menasha side of the Fox River or in Neenah? Both markets offer character homes, river access, and quick drives to Fox Cities jobs, which makes the choice feel close. In this guide, you’ll see how prices, taxes, commute times, and riverfront factors compare so you can decide with confidence. Let’s dive in.
Recent snapshots show Neenah trending higher on median sale price and moving a bit faster, while Menasha offers more entry-level options.
Different data providers use different methods for medians and value indexes, so exact figures vary. The pattern is consistent though. Neenah leans slightly stronger on the seller side at higher price points, while Menasha typically has more homes in lower price bands. For your home, rely on fresh neighborhood MLS comps to set expectations.
In and around the historic core and Doty Island, you will find turn-of-the-century architecture, including Queen Anne and Colonial Revival styles, along with larger residences identified in local historic surveys. If you love character details and established streetscapes, start here. The Neenah historic survey provides useful background on these areas and home styles, including Doty Island and East Forest neighborhoods. You can review the survey context in the 2004 intensive addendum for Neenah’s historic resources for more detail on architecture and eras of construction. Explore the historic survey addendum.
Outside the core, you will see mid-century ranches and later subdivisions. River and lake-edge homes usually command a premium compared to similar inland properties due to water access and views.
Menasha offers a mix of older worker housing and modest bungalows closer to downtown and the river, along with ranches and smaller single-family homes in outlying subdivisions. Near the river you will find compact, walkable blocks with historic commercial corridors along Water and Third Street. City amenities like parks, the marina, and the riverwalk support a variety of affordable river-adjacent options.
The takeaway is simple. Neenah reaches further into upper price tiers for historic and waterfront product. Menasha often delivers a lower price of entry, which can be helpful if you want a single-family home near the Fox River at a more accessible budget.
Wisconsin property taxes are expressed as a total mill rate, or dollars per $1,000 of assessed value. The basic formula is straightforward: annual tax equals assessed value divided by 1,000, then multiplied by the total mill rate. For a plain-language overview, see the mill rate explanation used by a nearby municipality. Learn how mill rates work.
A few important notes before you compare:
These illustrations use the formula above and assume assessed value is roughly equal to market value. Always verify the actual assessment and latest bill.
For a $200,000 assessment:
For a $300,000 assessment:
For a $400,000 assessment:
To confirm a specific property’s taxes, search the parcel on the city and county portals or request the latest bill from the seller. Menasha’s finance and assessor page links to parcel and tax tools so you can verify exact figures by address. Access Menasha’s assessor and tax resources.
Average commute times are short across the Fox Cities, with Neenah workers reporting a mean of about 17.9 minutes and Menasha workers about 20.9 minutes. These are U.S. Census QuickFacts figures. See QuickFacts details.
Most residents drive, though you can connect between Appleton, Neenah, and Menasha on Valley Transit’s fixed routes during weekdays. If you do not drive, Valley Transit also offers demand-response and senior services that can bridge off-peak or door-to-door needs. Explore Valley Transit’s demand-response programs.
Bottom line, both cities work well for Fox Cities commutes. Compare drive times from your target addresses to key employers to make the best call.
Properties along the Fox River and Little Lake Butte des Morts often carry premiums due to water frontage and views. Expect higher pricing for river-edge and lake-edge homes in both cities compared with similar inland properties.
Flood exposure varies by parcel. Some riverfront lots fall within mapped floodplains or inundation zones, which can affect insurance, lending, and long-term maintenance. Before you write an offer on a waterfront property, check Wisconsin DNR’s flood inundation resources and the FEMA Map Service Center for the address, then review any elevation certificates or past claims available from the seller. Review DNR flood inundation guidance.
If you want a lower price of entry for a detached home, Menasha typically offers more options under recent Neenah medians. This is especially true in non-riverfront and outer neighborhoods.
If historic architecture or higher-end riverfront living is a priority, Neenah’s core neighborhoods and select waterfront corridors usually provide more choices at the top of the market.
Both cities offer quick access to Fox Cities employers. Neenah’s slightly shorter average commute suggests a small edge depending on your workplace, though parcel-level drive times matter more than citywide averages.
Ready to compare specific homes on both sides of the river and make a clear decision? We pair data with concierge support, from pricing and taxes to staging and negotiation. Connect with Batterman Integrity Group to schedule your Free Consultation & Home Valuation.
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Finding the right home to make an offer on is essentially a four-step process.
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