1031 Exchange in La Crosse Onalaska MSA
The La Crosse-Onalaska MSA offers solid 1031 exchange opportunities with healthcare-education economic anchors (Gundersen Health System, Mayo Clinic, UW-La Crosse), moderate housing prices ($249K-$304K), competitive market conditions normalizing from peak, strong projected sales growth (+9% 2025, +13% 2026), though property tax rates require verification due to conflicting data (1.70%-1.93%).
Population
140,000+
Key Industries
Gundersen Health System, Mayo Clinic Health System, University of Wisconsin-La Crosse
Table of Contents
Information is for educational purposes only. Property tax rates show conflicting data requiring verification. Consult qualified professionals for specific advice.
Local Tax Considerations
Property taxes, transfer taxes, and local incentives
Property Tax Rates
Average Rate
1.70% - 1.93%
Assessment Method
Assessed Value (Wisconsin Property Tax Code)
MSA rate (1.70-1.93%) vs State average (1.47%)
Above state average, requires verification
Transfer Taxes & Fees
Transfer Tax Rate
0.30%
Wisconsin real estate transfer tax of $3.00 per $1,000 of value
Local Tax Incentives
Wisconsin Economic Development Corporation Incentives
Tax incentives for business development and job creation
Eligibility: Qualifying business developments and expansions
Healthcare Sector Incentives
Incentives supporting healthcare facility development
Eligibility: Healthcare facilities and medical technology companies
University Partnership Incentives
Incentives for businesses partnering with UW-La Crosse
Eligibility: Companies supporting education and research
Opportunity Zones
Number of Zones
1
Key Locations
- Central La Crosse
Opportunity Zones offer significant tax benefits for long-term investments, including deferral and potential elimination of capital gains taxes.
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Market Profile Dashboard
Economic indicators and market trends
Population
140,000+
Growth: +1.2% annually
Median Income
$71,009
Unemployment
3.0%
Job Growth
+1.8% annually
Economic Drivers
Market Trends
Median Home Price
$249,000 - $304,000
Average Rent
$1,150/mo
Cap Rates
7.5% - 9.5%
Demographics
Median Age
37.1 years
Bachelor's Degree+
35.8%
Owner Occupied
68.2%
Property Type Analysis
Investment opportunities by asset class
Multifamily
Strong demand from healthcare workers, university staff, students, and manufacturing employees.
Market Metrics
- Cap Rates: 8.5%
- Vacancy Trends: Low vacancy at 7.8% with diverse employment base
- Demand Forecast: Strong fundamentals with healthcare-education anchors
Risk Factors
- Property tax rate uncertainty
- Market cooling from peak
Opportunities
- Healthcare employment stability
- University rental demand
- Projected sales growth
Single-Family Rental
Popular with healthcare professionals, university faculty, and families.
Market Metrics
- Cap Rates: 8.8%
- Vacancy Trends: Very low vacancy at 6.2% with stable employment
- Demand Forecast: Excellent fundamentals with economic diversity
Risk Factors
- High owner-occupancy rate (68.2%)
- Property tax verification needed
Opportunities
- Healthcare-education stability
- Strong projected growth
- Regional hub position
Neighborhood Spotlights
Up-and-coming areas and investment hotspots
Central La Crosse
Downtown area with opportunity zone benefits and healthcare employment access
Investment Thesis
Opportunity zone advantages, healthcare employment proximity, and downtown revitalization creating rental demand from medical professionals and university staff.
Median Price
$285,000
Price Growth
+8.2% YoY
Rental Yield
8.8%
Days on Market
32 days
Key Highlights
Development Pipeline
Downtown revitalization and mixed-use development
Onalaska
Suburban community with family housing and Mississippi River access
Investment Thesis
Family-oriented community, excellent schools, and recreational amenities creating stable rental demand from healthcare workers and professionals.
Median Price
$315,000
Price Growth
+6.8% YoY
Rental Yield
7.2%
Days on Market
28 days
Key Highlights
Development Pipeline
Residential expansion and recreational development
North La Crosse
Established residential area with university and healthcare access
Investment Thesis
University proximity, healthcare employment access, and established neighborhoods creating rental demand from students, faculty, and medical professionals.
Median Price
$265,000
Price Growth
+9.5% YoY
Rental Yield
9.2%
Days on Market
35 days
Key Highlights
Development Pipeline
University expansion and residential infill
South La Crosse
Mixed residential and commercial area with manufacturing employment access
Investment Thesis
Manufacturing employment proximity, mixed-use development, and competitive pricing creating rental demand from industrial workers and service employees.
Median Price
$245,000
Price Growth
+11.2% YoY
Rental Yield
10.5%
Days on Market
38 days
Key Highlights
Development Pipeline
Industrial expansion and mixed-use development
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Compare Markets
See how this MSA stacks up against others
Compare Markets
| Metric | La Crosse Onalaska (Current) | Green Bay | Eau Claire | Rochester Mn |
|---|---|---|---|---|
| Population | 4.0M | 4.0M | 4.0M | 4.0M |
| Median Property Price | $750K | $750K | $750K | $750K |
| Average Cap Rate | 5.2% | 5.2% | 5.2% | 5.2% |
| Job Growth Rate | 2.1% | 2.1% | 2.1% | 2.1% |
| Rental Yield | 4.8% | 4.8% | 4.8% | 4.8% |
| Days on Market | 25 | 25 | 25 | 25 |
Frequently Asked Questions
Common questions about La Crosse Onalaska 1031 exchanges
La Crosse-Onalaska offers solid fundamentals: healthcare-education economic anchors (Gundersen Health System, Mayo Clinic, UW-La Crosse), moderate housing prices ($249K-$304K), competitive market conditions, strong projected sales growth (+9% 2025, +13% 2026), employment diversity, and regional hub position, though property tax rates require verification.
Healthcare provides exceptional stability: Gundersen Health System and Mayo Clinic Health System as major employers, medical professionals requiring quality housing, stable income supporting rent payments, 24/7 employment creating consistent demand, and regional healthcare hub status attracting medical talent and supporting rental demand.
University of Wisconsin-La Crosse provides stability: student housing demand, faculty and staff rental needs, economic anchor with consistent enrollment, young professional attraction, and educational partnerships supporting local economy, creating diverse rental demand beyond traditional student housing.
Property tax data shows conflicting sources: SmartAsset shows 1.70%, Ownwell shows 1.93%, county claims 'lowest in Wisconsin,' and actual burden varies by municipality and property type. Investors should verify specific property tax rates with local assessor and consider total carrying costs in investment analysis.
The economy is anchored by Gundersen Health System (largest employer), Mayo Clinic Health System, University of Wisconsin-La Crosse, The Trane Company (manufacturing), Kwik Trip (retail headquarters), government employment, construction (fastest-growing +10%), and information technology (highest-paying $70,400), providing economic diversity and stability.