In court-decided eviction outcomes for Fall River, WI, tenants prevail in roughly 21.3% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
47d
filing → judgment
From the moment an unlawful-detainer notice is filed in Fall River, WI until a money judgment is entered, a contested eviction takes about 47 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.8–4.8k
legal + lost rent
A typical eviction in Fall River, WI costs landlords $1,809 to $4,826 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,190
25% stretched on rent
Average gross rent in Fall River, WI is $1,190 per month per the U.S. Census American Community Survey (5-year 2023). 25% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
32.5%
of households
32.5% of occupied housing units in Fall River, WI are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
7.4%
3.0% unemp.
7.4% of Fall River, WI residents live below the federal poverty line, and unemployment runs at 3.0%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +4.6% (2024)
5.4
Regional political climate
County-weighted neighbor mix
5.4
State political climate
Wisconsin legislature & governorship
2.9
Economic stress
7.4% poverty · 3.0% unemp.
4.5
Supply constraint
$1,190 average · 32.5% renters
7.1
Rent Control risk
24.5% of income on rent
3.8
Eviction process difficulty
47 days filing → judgment
2.6
Tenant organizing strength
32.5% renters
7.0
Housing court bias
County bench composition
4.0
Geographic context
Risk heat across Fall River and the region
Click any city to see its score
How Fall River compares
Risk score vs. peers, county, state, and the U.S.
Rank in Columbia County
Moderate
#7of 13 cities
#7 of 13 cities in Columbia County for landlord eviction risk.
Rank in Wisconsin
Moderate
#374of 803 cities
#374 of 803 cities in Wisconsin for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.8
/ 10 · LOW
The verdict
A Low-tier market.
Composite 2.8/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.9 over 50 yr
197620012026
Steady ratchet · no large swings
47d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,190/mo. A contested eviction takes 47 days and costs $1,809–$4,826 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
32.5%
Renters
The renters
Who you'll be renting to.
Out of 1,678 residents, 32.5% rent. 25% are spending 30%+ income on rent, 7.4% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.4
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.4 and 5.4 (GOP margin +4.6% (2024)). State climate at 2.9, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
2.9
State politics
The process
Moderate calendar, moderate friction.
State political climate 2.9/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 2.6, housing court bias 4, rent-control risk 3.8. Standard process speed for the state.
50-yr trendProcess difficulty +-2.4 since '00
197620012026
Court-clerk data lands in the next release.
4.5
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 4.5. Supply constraint: 7.1. The numbers behind those: 7.4% poverty, 3.0% unemployment, 25% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Fall River sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Fall River · 47d · ~$3.3k all-in ($71/day) · score 2.8National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Fall River, Wisconsin, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.8/10 (LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Fall River is a city of 1,678 residents where 32.5% of occupied units are renter-occupied, and the typical renter spends 24.5% of income on rent. At an average rent of $1,190/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Fall River eviction process actually works
Eviction process difficulty here reads 2.6/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Fall River closes 47 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Fall River's timeline is usually the calendar, not the motion practice. Housing court bias scores 4/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Fall River runs $1,809 to $4,826 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 47 days of typical timeline and $1,190/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 7/10 in Fall River, and the city has limited rent control exposure (3.8/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Wisconsin, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Fall River: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Wisconsin's statutory language. Fix those four, and most cases settle or default. Skip them, and a $4,826 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Fall River
Trap · 1.5 POINTS
Politically, Columbia County voted Republican by 1.5 points in 2020, a baseline that correlates with landlord-neutral legislative pressure. Combined with 24.5% rent-to-income ratio, expect baseline enforcement of Wis. Stat. 704 + ATCP 134.
04Eviction filings
Live filings tracking · Eviction Lab
Princeton Eviction Lab Tracking System, state-level (no county tracker available). Last update 2026-05-01.
In the most recent month, 1,980 eviction cases were filed across the tracker's coverage area, 0.90× the historical baseline (below baseline). Past 12 months: 25,794 filings. Pandemic-era cumulative: 145,103.
1,980Past month
25,794Past 12 months
0.90×vs baseline (past mo)
15.2%Repeat-tenant filings
Notice requirement: at least five days notice (in some cases more). Filing fee: $94.50 filing fee.
Last 36 months of filings2023-05-01 – 2026-04-01
Filings dropped 7% over the past 12 months.
Source: Eviction Lab Tracking System, Princeton University. Open Data Commons Attribution license.
05FAQ
Frequently asked questions
Q1
What's the biggest mistake landlords make in Fall River evictions?
The biggest mistake is usually procedural error, incorrect notice periods, improper service, or incomplete paperwork. Judges are sticklers for process. Another big one is not acting fast enough. Every day you delay sending notice or filing means more lost rent.
Q2
Can I just change the locks if a tenant stops paying?
Absolutely not. Self-help evictions like changing locks, shutting off utilities, or removing a tenant's belongings are illegal in Wisconsin. You could face serious penalties, including financial damages to the tenant. Always follow the judicial eviction process.
Q3
How much notice do I need to give if I want to sell my rental property?
If your tenant is on a month-to-month lease, you'll need to provide a 28-day no-cause termination notice. If they have a fixed-term lease, you generally can't terminate it early just because you want to sell, unless your lease specifically allows for it. Check your lease terms carefully.
Q4
Is rent control a risk in Fall River?
Currently, Wisconsin has a state law that preempts local rent control ordinances. This means no city or county in Wisconsin, including Fall River or Columbia County, can enact rent control. So, for now, rent control is not a risk for landlords here. For more, see our Wisconsin rent control rules.
Q5
What if the tenant leaves personal property behind after eviction?
Wisconsin law requires you to store the tenant's property for 30 days after the writ of restitution is executed. You must notify the tenant of where their property is being stored. After 30 days, if they haven't claimed it, you can dispose of it. Document everything, including photos of the items.
A 2.8/10 places Fall River in the 59th percentile of Wisconsin cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Fall River (2.8/10)
Same risk band nationally · click any city for its full breakdown.
