Green Bay’s median sale price ended 2023 at $215,000—up 5.3 % year-over-year—while the average 30-year fixed rate hovered near 6.75 %. Even so, the monthly PITI on a median-priced FHA purchase ($7,525 down) sits at approximately $1,680, still 30 % below the national affordability average. Inventory remains tight at 1.4 months, so buyers need to view homes within 48 hours of listing and submit offers that same weekend.

• Hot price bands: $180k–$240k, where 63 % of March sales occurred
• Fastest-moving ZIPs: 54311 (Howard/Suamico) averaging 12 DOM, 54302 (East Side historic) at 14 DOM
• New construction: $235–$275 per sq. ft. in the village of Bellevue, typically on 0.25-acre lots

Because values have risen steadily since 2016 without a boom-bust cycle, appraisals rarely come in low, giving financed buyers confidence to waive appraisal contingencies when competing with cash.

Green Bay’s patchwork of villages and townships means you can choose urban riverfront lofts, suburban cul-de-sacs, or even semi-rural acreage—all within a 15-minute drive of Lambeau Field.

Astor Park / Downtown River District: 1920s–1940s colonials and Cape Cods, walkable to the Saturday farmers’ market and Titletown Brewing. Median sale price $195k; expect offers $10k over list. Great for young professionals who want nightlife without Milwaukee rents.

Howard – Lineville Road corridor: 1990s–2010s subdivisions with top-rated Howard Elementary. Median $245k. Top pick for families who need three-car garages and low crime; USDA eligible west of Cardinal Lane, so $0 down is possible.

De Pere east side (within GB mailing): Small-town Main Street vibe, 10-minute commute to the airport. Prices from $220k for 3-bed ranch. Award-winning De Pere schools push resale velocity above 92 % within three years.

Bellevue / Platten Creek: Fastest-appreciating quadrant, values up 8.4 % last year. Newer builds, semi-rural lots, and Oneida tribal employment hub. FHA 203(k) loans popular for $250k purchases plus $40k renovations.

Wisconsin ranks among the top 10 states for property tax burden, and Brown County’s effective rate of 2.10 % translates to $4,515 annually on the median $215k home. Lenders escrow 1⁄12 of that each month plus a two-month cushion, so budget $450–$475 in taxes within your mortgage payment.

Buyers also shoulder:

• Transfer tax: $3 per $1,000 of value ($645 on median home), customarily paid by seller but negotiable in multiple-offer situations.
• Title insurance: $650 owner’s policy plus $450 lender’s policy through Wisconsin Title Group.
• Recording & courier: $48 deed, $38 mortgage.

Good news: Wisconsin’s Homestead Credit can shave up to $1,168 off state income tax for households earning under $30k, indirectly helping cash-flow the escrow portion. NMHL’s Loan Estimate breaks these numbers out by ZIP so you know exactly what you’ll bring to the table—usually $8,800 total on a 3.5 % down FHA deal, including prepaids.

Green Bay first-timers have access to a layered assistance cake—if you sequence it correctly.

1. WHEDA Advantage Conventional: 3 % down, below-market PMI, and $7,500 down-payment second mortgage at 0 % for 10 years. Income limit $80,500 for Brown County two-person household.
2. Brown County Homebuyer Assistance: 5 % of purchase up to $10k, forgiven after 60 consecutive owner-occupied months. Must contribute $1,000 of own funds.
3. NMHL Community Edge: 3 % grant that never has to be repaid; can layer on top of WHEDA or FHA. FICO 640+ required.

Example: $215,000 home—WHEDA 3 % down ($6,450), County DPA $10k, NMHL grant $6,450. Buyer brings $1,000 plus closing costs for a total of $9,800. Monthly PMI drops to 0.55 % instead of 0.85 %, saving $55/mo over standard FHA.

Door County commuters: If you buy in southern Door and work in Brown, you can still qualify for Brown County funds; NMHL handles cross-county compliance daily.

Because Packers-country runs on small business—paper converters, dairy haulers, Door County cherry packers—NMHL built flexible programs for borrowers whose tax returns don’t tell the whole story.

Bank-Statement Advantage: Use 12 or 24 months of business deposits to qualify. Add-backs include depreciation, depletion, and one-time equipment expenses. Max 90 % LTV on purchases up to $550k, 660 minimum FICO. Recent closes: $425k new build in Suamico for an equipment-rental owner who wrote off $180k.

Credit Rebound FHA: Accepts 580–619 scores with 3.5 % down and two compensating factors—e.g., 3 months reserves plus housing-payment history. No traditional credit? We’ll use 12-month rent plus three alternative trades like cell phone, car insurance, and utility bills.

One-Year Bankruptcy or Foreclosure: USDA and FHA allow a one-year “economic event” waiver if you re-establish credit to 640. NMHL’s Rapid-Repair coaching averaged a 52-point score jump in 2023.

Brown County hosts the Oneida Nation, six active-duty recruiting stations, and thousands of veteran retirees—so zero-down options are big here.

VA Purchase & IRRRL: No down payment, no monthly PMI, and NMHL waives the $895 underwriting fee for all active-duty and veterans. One recent VA offer on a $240k Colonial in Ashwaubenon beat three conventional 20 % down offers because the seller valued the 21-day close guarantee.

USDA Rural Development: 0 % down, 1 % upfront guarantee that can be financed, income cap $103,5k for 1–4 person households. Eligible areas include all of Howard west of Cardinal Lane, most of Suamico, and parts of Scott—roughly 40 % of Brown County’s geography.

Section 184 Native American Loan: 2.25 % down, 1 % guarantee fee, no monthly PMI, and Oneida tribal members can layer Tribal Down-Payment Assistance ($10k grant). NMHL is on the Oneida Housing Department’s preferred lender list; we close these in 30 days average.

Because the Oneida reservation overlays parts of Ashwaubenon and Hobart, we run dual eligibility scans—VA vs. Section 184—to see which program gives you the lower total cost.