Winnebago County, Wisconsin Eviction Risk: Low

Winnebago County carries an average eviction-risk score of 2.8/10 (Moderate) across 10 cities, placing it 6th of 72 Wisconsin counties by risk level. That rank means only 5 counties statewide score higher, putting Winnebago firmly in the higher-risk third of Wisconsin. For landlords and investors, the headline number masks a spread that runs from 3.3 to 4.6, so underwriting on the county average alone will leave you exposed in some markets and overly cautious in others.

The broader operating picture is workable but not frictionless. Average rent sits at $954, average rent burden at 26.2%, and the renter share of households at 39.7%. Those figures put meaningful pressure on tenant finances and, in turn, on landlord cash flow when economic conditions soften. Investors comparing Wisconsin markets should treat Winnebago as a mid-tier county where local property selection matters more than statewide generalizations.

The cities inside Winnebago County

The riskiest market in the county is Neenah, scoring 4.6/10 with a population of 27,336. Fox Crossing and Menasha both register 4.5/10, at populations of 19,131 and 18,273 respectively. Oshkosh, the county seat and largest city at 66,729 residents, comes in at 2.8/10, roughly matching the county average. These four urban cores account for the bulk of the county's rental inventory and carry the most concentrated risk exposure.

Smaller communities on the county's edges tell a different story. Omro and Winchester each score 3.8/10, Butte des Morts scores 3.7/10, and Winneconne, the county's most landlord-friendly city, lands at 3.3/10. The 1.3-point spread between Neenah eviction risk and Winneconne is wide enough to meaningfully change expected eviction frequency and carrying-cost exposure. Risk in Winnebago County is genuinely hyper-local, and a portfolio concentrated in Neenah operates in a materially different environment than one focused on Winneconne or Omro.

State-level laws that apply here

All Winnebago County landlords operate under Wis. Stat. § 704 (Landlord and Tenant). For non-payment of rent, Wisconsin law requires a 5-day notice before filing. Lease violations with an opportunity to cure require a 14-day notice, while no-cause or end-of-term terminations require 30 days. Entry notice is mandated at 12 hours under state law. The full Wisconsin eviction process, from notice through removal, runs 21 to 45 days uncontested and 45 to 120 days when contested. Court filing fees range from $95 to $175, sheriff lockout fees from $50 to $150, and attorney fees typically add $500 to $3,000 when legal representation is involved. A complete breakdown appears in the Wisconsin eviction costs guide.

Wisconsin does not require just cause for non-renewal, and state law preempts local rent control, meaning no city in Winnebago County can impose rent caps independently. Source of income is not a protected class under state fair housing rules, though landlords should verify local ordinances. Wisconsin security deposit limits are set at the state level with no statutory cap on amount, though the Wisconsin tenant protections framework does govern return timelines, deduction documentation, and habitability standards under Wis. Stat. § 704.07. Retaliation against tenants who exercise legal rights is prohibited under Wis. Stat. § 704.45.

With a poverty rate of 12.7% and nearly 40% of households renting, the financial headroom in Winnebago County is real but limited, and individual city scores in the grid above are the most reliable guide for site-specific underwriting decisions.