Wisconsin Property Management Company Specializing in LIHTC & Affordable Housing
Serving Milwaukee, Madison, Green Bay, Kenosha & communities statewide
40+
Years Experience
3,500+
Units Managed
97.6%
Occupancy
65
Properties
28
Cities
1700+
Third-Party Compliance Units
— WHO WE ARE
Wisconsin's Trusted Property Management Partner
Managing affordable housing in Wisconsin is getting harder every year. Regulatory requirements are growing more complex, qualified on-site staff are increasingly difficult to find, and the margin for compliance errors under the LIHTC program is razor-thin. Choosing the wrong property management company in Wisconsin doesn’t just cost money – it puts tax credit allocations, investor relationships, and the housing itself at risk.
Horizon Management Services, Inc. is a certified Woman-Owned Business headquartered in Madison, Wisconsin, and backed by Horizon Develop Build Manage’s 40+ years of integrated real estate experience. With 85+ real estate professionals and a portfolio-wide occupancy rate exceeding 97%, we bring institutional-quality LIHTC compliance to every property we manage across Wisconsin.
— MARKET-RATE
Market-Rate Property Management in Wisconsin
Alongside our affordable housing expertise, Horizon manages market-rate multifamily communities across Wisconsin. From Madison and Milwaukee to communities statewide, market-rate and mixed-income owners rely on Horizon for strategic leasing, responsive maintenance, transparent financial reporting, and the lifecycle perspective that comes from being a developer and builder as well as a manager.
Whatever the property type, our team brings the same commitment to high occupancy, strong asset performance, and resident satisfaction.
— WISCONSIN MARKET
Why Wisconsin Property Owners Need Specialized Affordable Housing Management
Wisconsin’s affordable housing landscape spans urban centers like Milwaukee and Madison, mid-size cities like Green Bay and Racine, and smaller communities throughout the state — each with distinct market dynamics, tenant demographics, and regulatory nuances. WHEDA conducts compliance monitoring alongside federal IRS requirements, and properties must comply with state-specific reporting timelines, physical inspection standards, and extended use agreements unique to Wisconsin’s tax credit program.
The right management partner understands both layers of regulation and manages them concurrently. Horizon maintains an average occupancy rate of over 97% across 3,500+ units in Wisconsin, Iowa, and Illinois — well above the industry benchmark.
— LIHTC COMPLIANCE
LIHTC Compliance in Wisconsin
LIHTC properties in Wisconsin fall under the compliance monitoring of WHEDA at the state level and must also satisfy investor and syndicator requirements. Income limits, rent calculations, and reporting timelines vary by metropolitan area within the state — Madison, Milwaukee, Green Bay, and other markets each have their own HUD-published figures. Horizon’s compliance team applies the correct location-specific data to every certification and recertification.
Many Wisconsin LIHTC developments also operate in partnership with local housing authorities and city programs, carrying their own reporting requirements that layer on top of LIHTC obligations. Horizon manages these layered requirements as a coordinated whole, maintaining files in audit-ready condition year-round.
— SERVICE AREAS
Wisconsin Communities We Serve
Horizon manages properties across Wisconsin. Our operational footprint includes communities in and around:
- Milwaukee metro — north, south, near west, and lakefront communities
- Madison and the Dane County corridor
- Green Bay, Appleton, and the Fox Valley
- Kenosha, Racine, and southeast Wisconsin
- Janesville, Beloit, and south-central Wisconsin
- Eau Claire, La Crosse, and western Wisconsin
- Wausau, Stevens Point, and central Wisconsin
- Smaller markets statewide with LIHTC preservation and lease-up needs
— LOCAL ADVANTAGE
What Wisconsin Property Owners Should Expect
Statewide presence and local accountability. Your management company should have principals and leadership in Wisconsin — people you can meet face-to-face, who attend local housing events, and who understand each Wisconsin market from the inside.
Compliance expertise specific to your MSA. Income limits, rent calculations, and local program requirements vary across Wisconsin. Your manager should apply the correct MSA-specific AMI figures and demonstrate working knowledge of local housing programs alongside WHEDA.
Occupancy above 95% at all times. Our Wisconsin properties consistently maintain occupancy rates above 97%. Transparent monthly reporting, proactive maintenance, and a long-term asset perspective round out what every Wisconsin owner should expect.
— WHAT WE DO —
Our Services
LIHTC & Tax Credit Property Management
Full-service management for Low-Income Housing Tax Credit properties, including Section 42 compliance, tenant certification, annual reporting, and state housing finance agency coordination.
LIHTC Compliance Services
File reviews, compliance audits, tenant income certification, and regulatory reporting for LIHTC and HOME programs.
Affordable Housing Management
Property management for affordable housing communities funded through tax credits and blended financing structures.
Financial Analysis & Accounting
Operating budgets, variance reporting, owner distributions, accounts payable/receivable, and monthly financial packages.
Leasing & Marketing
Market analysis, lease-up strategies, tenant screening, and ongoing occupancy optimization.
Building & Grounds Maintenance
Preventive maintenance programs, capital planning, vendor management, and 24/7 emergency response.
— OUR REGIONS —
Where We Serve
Madison
Capital city headquarters, Dane County, and surrounding Wisconsin communities.
— OUR EDGE —
Why Horizon
Certified Woman-Owned Business
Wisconsin WBE certified. Diversity-certified vendor for owners and developers seeking WBE partners.
40+ Years of Experience
Founded in 1984. Over $2 billion in development and construction. 96+ residential projects completed.
Vertically Integrated
Development + Construction + Management under one company. Owners benefit from our full lifecycle perspective.
97.6% Occupancy
Consistent performance across market-rate and affordable portfolios.
Deep LIHTC Expertise
Tax credit compliance, Section 42, HUD, and state housing finance agency experience across three states.
— MANAGE WITH HORIZON —
Our Process
01
Understanding Your Assets
We analyze your property, ownership structure, financing, and compliance requirements.
02
Industry Experience
Nearly 40 years of property management, LIHTC compliance, and multifamily expertise put to work.
03
Comprehensive Management
Compliance, financial, leasing, marketing, and maintenance services under one team.
04
Peace of Mind
Professional on-site management and proactive communication so owners and residents both benefit.
— FEATURED PROJECT
ELLIS POTTER
Location: Madison, WI
Units: 54 senior apartments + 11 townhomes (65 affordable units)
Type: Affordable senior & multifamily housing
Horizon’s Role: Developer + Builder + Manager
Ellis Potter is an affordable residential community offering 65 units, including a 54-unit apartment community for residents 55 and older and 11 three-bedroom multifamily townhomes. Developed, built, and managed by Horizon, the community features a community room with a kitchen, a fitness center, and ample parking.
40+
Years Experience
3,500+
Units Managed
97.6%
Occupancy
65
Properties
28
Cities
3
States
— COMMON QUESTIONS —
Frequently Asked Questions
LIHTC property management is the management of rental communities funded through the Low-Income Housing Tax Credit program under Section 42 of the Internal Revenue Code. It requires specialized expertise because managers must handle income certification, rent restrictions, compliance reporting, and regular audits that market-rate property managers are not trained to perform. Errors can result in tax credit recapture and financial penalties.
Horizon employs certified compliance specialists who manage every aspect of the compliance process, from initial tenant qualification and lease-up through annual recertification and WHEDA reporting. Our systems are designed to keep files audit-ready at all times, and our team has extensive experience navigating Wisconsin-specific regulatory requirements.
Horizon Management Services is headquartered in Madison, Wisconsin, and manages properties throughout the state, including communities in Milwaukee, Green Bay, Kenosha, Racine, Janesville, and other Wisconsin cities. We also manage properties in Iowa and Illinois.
Yes. Horizon Management Services, Inc. was certified as a Woman-Owned Business by the Wisconsin Women-Owned Business Enterprise in 2024. This certification can provide competitive advantages in LIHTC applications and meets diversity participation requirements for many development projects.
Horizon manages a range of residential properties including LIHTC affordable housing communities, market-rate multifamily apartments, senior housing developments, townhome communities, and mixed-use projects. Our portfolio in Wisconsin, Iowa, and Illinois includes nearly 3,000 units.
Third-party management provides access to specialized compliance staff, proven systems, and economies of scale without the overhead of building an in-house team. For most Wisconsin LIHTC property owners, third-party management with a specialized firm like Horizon offers better compliance outcomes and higher occupancy rates at a comparable or lower total cost.
Horizon maintains an average occupancy rate of over 97% across its managed portfolio — significantly above the industry average. This is achieved through proactive marketing, responsive maintenance, strong resident relations, and effective compliance management that prevents units from sitting vacant due to certification delays.
Partner with Wisconsin's Trusted Property Management Company
Whether you’re leasing up a new LIHTC development, transitioning from another management company, or looking for a third-party property management partner for your Wisconsin portfolio, Horizon is ready to help. Call (608) 354-0900 or visit our contact page to discuss your portfolio.