Burlington vs Waterford: Where Your Housing Dollar Goes Further (2025)

At a Glance: burlington wi vs waterford wi

burlington wi vs waterford wi is a question many buyers in Southeastern Wisconsin ask as they plan their next move. Both communities offer small-town warmth, natural beauty, and convenient access to Milwaukee, Racine, and Lake Geneva. Yet they differ in home styles, lot sizes, lifestyle, and total cost of ownership. This 2025 comparison highlights prices, taxes, schools, and amenities to help you see where your housing dollar goes further. If you want tailored numbers for your budget and timeline, the team at Legacy Realty Group in Waterford is ready to help.

• Vibe: Burlington leans historic and lively with a classic downtown and lake life at Browns Lake. Waterford feels a touch quieter and more suburban with newer subdivisions and access to Tichigan Lake and the Fox River.
• Housing mix: Burlington offers more century homes and condos near downtown. Waterford offers more 1990s to newer builds with larger lots and subdivisions.
• Commute: Both offer easy drives to Milwaukee, Racine, Kenosha, and Lake Geneva depending on your route.
• Ownership costs: Property taxes vary by parcel. Effective rates often range around 1.7 to 2.2 percent of assessed value, with lake-adjacent properties trending higher.
• Schools: Burlington Area School District serves Burlington. Waterford Graded School District and Waterford Union High School serve most of Waterford. Both areas offer strong extracurriculars and community support.

2025 Home Prices and Inventory

Inventory across Southeastern Wisconsin remains tight in early 2025, but buyers who prepare well can still secure a great home. Both Burlington and Waterford show steady demand, with well-priced homes attracting multiple showings quickly. The right offer strategy matters more than ever.

Typical price ranges by property type

• Starter single-family homes: In Burlington, many move-in ready 2 to 3 bedroom homes often list around the high $200,000s to mid $300,000s depending on features and location. In Waterford, prices for similar homes often begin in the low to mid $300,000s due to newer construction and lot sizes.
• Move-up 3 to 4 bedroom homes: Burlington commonly sees listings from roughly $325,000 to $475,000 for updated homes with more square footage. Waterford frequently ranges from about $350,000 to $525,000 for comparable homes, with premiums for newer builds and subdivision amenities.
• Condos and townhomes: Burlington offers a number of condos near downtown and near area lakes, often ranging from the mid $200,000s to mid $300,000s depending on size and finishes. Waterford condo options may be more limited but are growing as new phases open.
• Lake and river properties: Browns Lake and Echo Lake in Burlington command premiums for waterfront or lake-view. Tichigan Lake and Fox River frontage in Waterford also adds significant value. Pricing can vary widely by frontage, water access, and condition, often starting in the $500,000s and moving notably higher.
• New construction: Waterford tends to offer more new-build opportunities in planned communities. Expect higher list prices than comparable existing homes, offset by lower maintenance for the first years. Burlington has select new construction options, especially on the edges of town.

Market temperature and negotiating power

In 2025, buyers should plan for swift decision-making, pre-approval in hand, and flexible terms. Days on market can be short for turnkey homes, particularly in popular school boundaries and near lakes. Many sellers still achieve strong sale-to-list ratios when priced correctly. Legacy Realty Group helps you tailor an offer strategy to each property so you do not overpay yet remain competitive.

Property Taxes, Utilities, and Ownership Costs

When you compare burlington wi vs waterford wi, include total cost of ownership, not just the purchase price. Property taxes, utilities, insurance, and HOA or condo fees all shape your monthly budget. Because tax rates vary by municipality, school district, and special assessments, use these as general guideposts and confirm parcel-specific details before you offer.

• Property taxes: Many homeowners in Burlington and Waterford budget an effective 1.7 to 2.2 percent of assessed value per year. For example, a $350,000 home at 1.9 percent equals about $6,650 annually. A $425,000 home at 2.0 percent equals about $8,500 annually. Waterfront and newer subdivisions can differ. Always verify for the specific property.
• Utilities: City water and sewer may cost more monthly than private well and septic, but private systems have maintenance responsibilities. Natural gas and electric rates are similar across both towns, with winter heating being the biggest seasonal factor.
• HOA and condo fees: Subdivision HOAs can range from simple entry maintenance and common areas at a few hundred dollars per year to more robust amenities that cost more. Condo fees often run a few hundred dollars per month and cover exterior maintenance, reserves, and shared services.
• Home insurance: Typical annual premiums vary with age of home, roof type, and proximity to water. Many owners budget roughly $900 to $1,800 per year, with higher premiums for waterfront or larger homes.

Legacy Realty Group prepares a line-by-line cost comparison for specific homes, so you see the full monthly picture before you write an offer.

Schools and Education

Burlington Area School District

Burlington Area School District serves a mix of city and town neighborhoods. Families appreciate the sense of community, local pride, and the variety of academic and extracurricular programs. Music, athletics, and career and technical opportunities are part of the fabric here. Proximity to downtown and lakes creates a rich after-school lifestyle.

Waterford Graded School District and Waterford Union High School

Waterford schools are known for engaged community support, strong athletics, and programs that connect learning with real-world skills. Many neighborhoods feed into these schools via newer subdivisions, which can appeal to buyers seeking consistency in facilities and class sizes. As with any district, individual school experiences vary. Viewing school websites, touring facilities, and meeting staff help families feel confident.

• Academic programs: Both communities offer Advanced Placement, dual credit, and career and technical options that support college and workforce pathways.
• Class sizes: Vary by grade and program. Families can request current averages from district offices.
• Open enrollment: Wisconsin’s open enrollment policies may provide options across districts, subject to availability and deadlines.
• Activities: Robotics, music, theater, and a wide range of sports build community in both Burlington and Waterford.

Lifestyle and Amenities

Downtowns and Dining

Burlington’s historic downtown blends coffee shops, bakeries, restaurants, and local boutiques with a classic Wisconsin feel. It is easy to spend a Saturday strolling by the river and stopping at your favorite cafe. Waterford’s village center is compact and welcoming, with everyday conveniences, local eateries, and quick access to the Fox River. If you enjoy casual nights out, both communities deliver, and larger dining scenes in Milwaukee and Lake Geneva are a short drive away.

Outdoor Recreation

• Browns Lake and Echo Lake in Burlington offer boating, fishing, and relaxing summer days along the shore.
• Tichigan Lake in Waterford is a popular choice for boating and paddling, with access to the Fox River.
• Seven Waters Bike Trail runs through the area and makes weekend biking easy and scenic.
• Parks and conservancies dot both towns, supporting hiking, playgrounds, and year-round outdoor fun.

Events and Community

Burlington’s calendar includes seasonal festivities and the well-loved community traditions that give the city its charm. Waterford’s community events celebrate small-town togetherness and life along the water. Both places host farmers markets, youth sports, and civic clubs. If you value neighborly connections, burlington wi vs waterford wi is less a clash and more a choice between two friendly styles of Wisconsin living.

Commuting and Access

• To Milwaukee: Approximately 35 to 45 minutes in typical conditions, from either Burlington or Waterford depending on route and time of day.
• To Racine: Usually 25 to 35 minutes.
• To Kenosha: Often 35 to 45 minutes.
• To Lake Geneva: About 20 to 30 minutes from Burlington and 25 to 35 minutes from Waterford.
• Air travel: General Mitchell International Airport in Milwaukee is accessible for business and vacation flights.

Which One Fits Your Life Stage?

• First-time buyers: Burlington can offer more budget-friendly starter options and condos near shops. Waterford may cost a touch more but often includes newer homes and subdivisions with consistent layouts.
• Move-up buyers: Waterford’s newer builds and larger lots appeal to those seeking extra space. Burlington offers character homes close to lakes and downtown amenities.
• Downsizers: Burlington’s condos and walkable downtown living can simplify life. Waterford has low-maintenance new construction ranches in planned communities.
• Lake lovers: Both towns have strong waterfront options. Your choice may come down to which lake lifestyle and price point fits your goals.

Investment and Resale Considerations

Both Burlington and Waterford benefit from steady regional demand and a healthy mix of property types. Resale strength is often highest for homes near schools, parks, downtowns, and lakes. Because inventory stays lean, properly priced listings still attract solid interest. Investors should review local rental rules, particularly for short-term rentals near lakes, and plan for seasonal occupancy patterns. Legacy Realty Group can provide rent comps, days-on-market trends, and cap rate estimates to guide your analysis.

• Buyer demand: Family-sized homes with updated kitchens and baths see broad appeal in both communities.
• New construction pipeline: Waterford’s ongoing development can offer modern features and efficiencies. Burlington’s infill and select new neighborhoods provide variety close to established amenities.
• Project homes: Burlington may offer more opportunities for value-add in older housing stock. Waterford offers value-add through finishing basements or outdoor living upgrades.

New Construction vs Existing Homes

In the burlington wi vs waterford wi decision, new construction weighs heavily for many buyers. New homes reduce early maintenance and deliver energy savings. Existing homes can offer better locations, established trees, and unique character. Prices for new builds in Waterford can be higher than similar existing homes, but the difference can narrow when you factor in fewer immediate repairs and modern systems.

• New build advantages: Warranties, efficient layouts, energy savings, and today’s finishes.
• Existing home advantages: Mature neighborhoods, central locations, and potential price flexibility.
• What to watch: Builder timelines, change order costs, HOA rules, and the cost of window treatments, landscaping, and appliances not included in base prices.

How Legacy Realty Group Helps You Win

Legacy Realty Group is your local guide to Burlington, Waterford, and the surrounding communities of Southeastern Wisconsin. Based in Waterford at 401 N. Milwaukee St, Suite 1, Legacy Realty Group combines local market expertise with a tradition of trust. The team includes experienced professionals such as Tim Vandeville Jr., Broker and Owner, and Rae Ann Peters, Broker Associate, along with dedicated Realtors who put client goals first. Learn more at trustinlegacy.com.

• Buying services: You get comprehensive home-buying support, featured listings, smart map searches, open house resources, and negotiation strategies tailored to each property.
• Selling services: Expect a clear plan, targeted marketing, and pricing guidance backed by market analysis to help you maximize results.
• Community insights: Legacy Realty Group provides detailed neighborhood information across Burlington, Waterford, Franklin, Lake Geneva, Mount Pleasant, Mukwonago, Muskego, Oak Creek, and Union Grove.

When you work with Legacy Realty Group, you get a partner who listens, explains each step, and helps you make confident decisions. That is the tradition of trust that sets the team apart.

Three Smart Next Steps

1. Schedule a friendly consultation: Share your timeline, must-haves, and budget. Legacy Realty Group will outline a clear plan for Burlington, Waterford, or both.
2. Request a custom 2025 price and tax worksheet: See side-by-side ownership costs for your short list of homes, including estimated taxes, utilities, and HOA or condo fees.
3. Tour the neighborhoods: Walk downtown Burlington, cruise past Tichigan Lake in Waterford, and get a feel for schools, parks, and commute routes. Your pick will become obvious when you see it in person.

FAQ: burlington wi vs waterford wi

Are property taxes lower in Burlington or Waterford?

It depends on the parcel. Total tax bills vary by municipality, school district, lake district, and other assessments. Effective rates often fall between about 1.7 and 2.2 percent of assessed value in both communities. Legacy Realty Group will pull recent tax bills for any home you are considering so you have exact numbers.

Is lakefront more affordable in Burlington or Waterford?

Both offer sought-after waterfront. Prices hinge on frontage, water quality, view, and condition of the home. Some stretches of Tichigan Lake or river frontage in Waterford may price differently than Browns Lake or Echo Lake in Burlington. Your budget and preferred water experience will guide the best fit.

Which area is better for first-time buyers?

Burlington often has more entry-level choices and condos near downtown. Waterford may have newer starter options in subdivisions. The better fit depends on your price target, desired commute, and whether you prefer historic charm or a newer home feel.

How competitive are offers in 2025?

Well-priced homes can still receive multiple showings quickly. Strong pre-approvals, flexible closing dates, and thoughtful contingencies help. The team at Legacy Realty Group will tailor an offer strategy to each home so you stay competitive without overspending.

Do I need 20 percent down to buy in Burlington or Waterford?

No. Many buyers use programs with 3 to 10 percent down, and some qualify for zero-down options or down payment assistance. Lenders can also help you understand monthly costs for private mortgage insurance. Legacy Realty Group can connect you with trusted local lenders.

What about condo fees and HOAs?

Condo fees often cover exterior maintenance, reserves, and shared insurance, which can simplify ownership. Subdivision HOAs may handle entries, ponds, or common spaces. Review budgets and rules before you offer. Legacy Realty Group will gather documents and explain what they mean for your budget and lifestyle.

Bottom Line

When you compare burlington wi vs waterford wi, your housing dollar can go further in different ways. Burlington shines with historic charm, vibrant downtown energy, and lake access at Browns Lake and Echo Lake. Waterford delivers newer builds, larger lots in many neighborhoods, and a peaceful lifestyle along the Fox River and Tichigan Lake. Prices and taxes vary by property, so the best value is the one aligned with your budget, priorities, and long-term plans. If you want clear numbers and friendly guidance, connect with Legacy Realty Group at 401 N. Milwaukee St, Suite 1 in Waterford or visit trustinlegacy.com. With a tradition of trust and deep local knowledge, the team will help you find the right home in the right community at the right price.