What Is a Williams Bay Home Worth? A Sellers Guide to Property Value

By Kim and Joel Reyenga, eXp Realty | YourWiscoHome.com

Quick answer: Over the 12 months through August 21, 2026, resale village homes in Williams Bay sold for a median of $549,904 across 46 sales, up 5.8 percent. Geneva Lake access homes ran $900,000 across 9 sales. Geneva Lake condominiums ran $1,250,000 across 3 sales. Lakefront sold 2 homes, which is scarcity rather than weakness in a village that averages 3 lakefront sales a year. What your home is worth depends on which group it falls into, and on one question most sellers get wrong: whether a boat slip actually transfers.

What Williams Bay homes have sold for

All figures are for the 12 months through August 21, 2026, with the year before for comparison.

Segment	T12 sales	T12 median	Prior 12 sales	Prior 12 median
Resale village home	46	$549,904	43	$520,000
Geneva Lake access, single family	9	$900,000	7	$822,700
Geneva Lake condominium	3	$1,250,000	3	$875,000
Geneva Lake lakefront	2	See below	2	See below

All four segments rose. Only the village figure rests on enough sales to be stable. The lake segments sold 2 to 9 homes each, so which specific homes traded explains much of the change.

Longer-run context is in the Town and Country study, the lakefront study and the lake association study.

Read the inventory count correctly

Williams Bay showed 42 active non-lake listings at the August 2026 data pull. Some market reports will quote that number. It does not mean what it appears to mean.

28 of those 42 are Bailey Estates. Gerstad Builders lists its full annual inventory of planned and available homes there at one time, and 26 of the 28 carry unit designations rather than finished street addresses. That is one builder listing a year of output, not 28 sellers competing with you.

Resale inventory is 14 homes. Against 46 annual sales, that is roughly 4 months of supply, which is a normal market.

The two groups also sit at different prices. Bailey Estates lists at a $529,140 median. The 14 resale listings run a $644,250 median, ranging from $349,000 on West Geneva Street to $1,200,000 on Congress Street.

What this means if you are selling a resale home. You are competing with 13 other individual sellers, not 41. You are also competing with new construction that lists about $115,000 below the resale median, which is a real factor for a buyer comparing a 1970s home against a new build. Price and condition both matter more because of it.

What sets value in Williams Bay

Five things move price more than square footage does.

Boat slip status, and the Bay Colony exception

This is the single most misunderstood item in the village, and it is worth being precise.

In Williams Bay, transferable boat slips exist in one place: the Bay Colony condominium buildings.

Across the full 2020 to 2026 record, 14 Williams Bay sales carried a documented transferable slip, and all 14 were Bay Colony North or Bay Colony South, the midrise buildings on South Walworth Avenue.

Not one single family home in Williams Bay, in any association, recorded a documented transferable slip in that period. Across the wider region the picture is different, and the lake association study shows where documented slips do cluster.

One additional condominium sale elsewhere in the village carried transfer language, but it appears to describe an assignable rental agreement rather than an ownership right, and slip rights on that pier are not established. It is excluded here for that reason.

Cedar Point Park is the largest lake rights association in the village, with 46 recorded sales since 2020. It recorded zero confirmed transferable slips. Its moorings revert to the association when a property sells. The same structure applies at the other small lake associations in the village.

That is not a defect. It is how these associations are organized, and it protects the association's control of a limited resource. But it changes what you can say in a listing and what a buyer should pay for, which feeds directly into how the property gets priced.

What this means for a seller:

• If you own at Bay Colony North or Bay Colony South, your slip is a documented, transferable asset, and these are the only 2 buildings in the village where that is true. Get the paperwork and lead with it.

• If you own at Cedar Point Park or another village association, you have lake rights, and the mooring reverts on sale. Describe the lake rights accurately and do not imply a slip conveys.

• If you own anywhere else in the village, there is no mooring, slip or buoy attached to the property.

A listing that suggests otherwise creates a disclosure question during attorney review, and it is the fastest way to lose a buyer late in a transaction.

Before you list, find the recorded document, association bylaw or assignment letter, and confirm in writing whether the right transfers or reverts.

Water rights and lake access

Lake access means you own a right to use the water, not the shoreline. A non-lake village home ran $549,904. A lake access home ran $900,000. The gap is about $350,000.

The right takes several forms. A deeded easement to an outlot or pier is recorded against your parcel. An association membership comes with the home and carries dues. A shared interest in a lake lot is held by a group.

Cedar Point Park is the largest of these in Williams Bay, with a $687,450 median across 46 sales since 2020 and 6 sales in the past 12 months at a $1,003,500 median. Other named associations include Loch Vista Club, Summer Haven and Oakwood Estates.

If you believe you have water rights, find the paperwork before the photos are taken. Rights you can prove are supported in the comparable data. Rights you cannot prove become a disclosure question.

View and elevation

Williams Bay streets run down a hill toward the lake. Many homes have a water view without owning frontage.

A clear lake view adds value. A partly blocked view adds less. Tree growth on a neighboring lot can change a view between listings. This is one reason two homes on the same street can be far apart in price.

Lakefront: what the numbers actually say

Williams Bay lakefront is a low-volume market. 19 sales closed in six and a half years, about 3 a year, and 2 closed in the past 12 months.

Low turnover in a village this sought after signals scarcity, not soft demand.

The blended median understates the market. The 2020 to 2026 median for Williams Bay lakefront is $3,400,000. That figure is dragged down by sales on narrow legacy lots.

Two Dartmouth Woods homes sold on 37 feet of frontage. A house on Outing Street sold on 25 feet, about as small as a Geneva Lake lakefront parcel gets. Those are deeded association homes and small cottages, not estate parcels.

Frontage	Sales	Median price
40 feet or less	3	$3,125,000
More than 40 feet	12	$4,402,500

The anchor sale is 132 Conference Point Road, which closed in April 2025 at $8,100,000 on 123 feet of frontage, 1.5 acres and a 7,895 square foot home built in 2012. That sale describes the market a lakefront seller is actually in, and the lakefront study puts it against all 26 lakes.

Price per foot is not a location premium. Published per-foot figures show Williams Bay at about $69,682, Fontana at $71,402, Lake Geneva at $60,714 and the Town of Linn at $52,000.

Those gaps are not location premiums. Price per foot moves inversely with lot width. Inside Williams Bay, sales of 40 feet or less ran about $91,891 per foot while sales above 40 feet ran about $62,734. The 25-foot Outing Street lot penciled at $125,000 per foot.

Frontage cost is broadly similar around Geneva Lake. What varies is lot width, exposure, elevation, bottom type and the house on the parcel.

If someone prices your lakefront home using a per-foot figure from a different village, ask what the lot widths were in that sample.

Condominium documents

In a lake condominium, the association holds the shoreline and the water rights. Buyers read the declaration, the bylaws, the budget and the slip policy.

At Bay Colony, the slip policy is the document that carries the most value. Have it ready before you list.

Appraisals on thin sale volume

Williams Bay lakefront sold 2 homes in the past 12 months. Condominiums sold 3.

At that volume, an appraiser may look back several years or across to another part of the lake for support. On shoreline, where frontage width moves value more than any other factor, that widens the range of a defensible opinion.

Paperwork gathered before listing narrows it: surveyed frontage, pier permits, shoreline work records, association documents and any recent sale an appraiser might miss.

What to gather before you list

For any Williams Bay property:

• Village water and sewer account records

• Association documents, dues history and rules where they apply

• Receipts for recent work, especially mechanical systems and the roof

• The Wisconsin Real Estate Condition Report, which state law requires

For lake property, add the recorded document covering any water rights, the association slip policy showing whether a mooring transfers or reverts, pier permits, DNR correspondence, shoreline and seawall work history, and surveyed frontage if you have it.

If this is a second home you use a few weekends a year, gather the paperwork on a trip up rather than under a contract deadline. Our guide to preparing a second home covers the rest.

When to list

Lake property shows best from late spring through early fall. The water is in, the pier is out and the Shore Path is busy. A February listing shows a frozen lake and an empty shoreline.

Resale village homes follow the normal Wisconsin pattern. Spring is strongest, with a second window in early fall.

With 14 resale listings in the village and new construction selling alongside, pricing correctly at launch matters more than timing.

Marketing what the documents support

A listing that suggests a slip transfers when it reverts to the association creates a disclosure problem during attorney review. In Williams Bay that risk is concentrated, because the moorings at Cedar Point Park and the other village associations do revert.

Describe what the paperwork supports and nothing more. Our guide to marketing a lake home without overpromising covers where that line sits.

For the community picture buyers are researching, see living in Williams Bay and buying a home in Williams Bay.

Frequently asked questions

What is my Williams Bay, WI home worth?

That depends on which group it falls into. Over the 12 months through August 21, 2026, resale village homes ran a $549,904 median across 46 sales, Geneva Lake access homes ran $900,000 across 9 sales, and Geneva Lake condominiums ran $1,250,000 across 3 sales. Lakefront sold 2 homes, and that market is priced from individual sale review rather than a median.

Does a boat slip add value to a Williams Bay home?

Only if it transfers, and in Williams Bay that is rare. Across the 2020 to 2026 record, 14 sales carried a documented transferable slip, and all 14 were Bay Colony North or Bay Colony South condominium units. Cedar Point Park, the largest lake rights association in the village, recorded none. Its moorings revert to the association on sale, as do those at the other small village associations.

How much have Williams Bay home values gone up?

Resale village homes rose 5.8 percent, from a $520,000 median on 43 sales to $549,904 on 46 sales. Lake access homes rose from $822,700 on 7 sales to $900,000 on 9. Condominiums rose from $875,000 to $1,250,000, on 3 sales each year, which is too small a sample to call a trend.

Why are there 42 homes for sale in Williams Bay?

There are not 42 individual sellers. 28 of the 42 active non-lake listings are Gerstad Builders inventory at Bailey Estates, listed as an annual pipeline with unit designations rather than finished addresses. Resale inventory is 14 homes, roughly 4 months of supply against 46 annual sales.

How much is Williams Bay lakefront worth?

Nineteen lakefront homes sold between 2020 and 2026, about 3 a year, ranging from $950,000 to $8,100,000. The blended $3,400,000 median understates the market because 3 of those sales were on lots of 40 feet or less. Sales above 40 feet ran a $4,402,500 median, and 132 Conference Point Road closed at $8,100,000 in April 2025 on 123 feet of frontage.

When is the best time to sell a home in Williams Bay?

Lake property shows best from late spring through early fall, when the water is in and the pier is out. Resale village homes follow the normal pattern, with spring strongest and a second window in early fall. With new construction selling alongside 14 resale listings, pricing correctly at launch matters more than season.

What documents do I need to sell a Williams Bay home?

The Wisconsin Real Estate Condition Report, village water and sewer records, association documents and dues history where they apply, and receipts for recent work. For lake property, add the recorded document covering any water rights, the association slip policy showing whether a mooring transfers or reverts, pier permits, DNR correspondence, shoreline work history and surveyed frontage.

Find out what yours is worth

Kim and Joel Reyenga have worked Williams Bay for a combined 50 years. We track closed sales by property type, association, frontage and slip status rather than by village average.

Call (262) 325-9867, or request a property valuation.