Lifelong dream becomes reality for local woman and husband
Neapolitan pizza in the heart of Two Rivers
May 4, 2026
OSHKOSH – Four years ago, Mill on Main was just an approved concept on paper.
Today, the first phase of the three-phase mixed-use development in Oshkosh’s historic Sawdust District is complete.
As first reported by The Business News in its Sept. 12, 2022 issue, Madison-area developer T. Wall Enterprises Mgt., LLC, won the approval from the Oshkosh Common Council earlier that year to construct approximately 300 residential units and 22,800 square feet of commercial space on the then-undeveloped, former industrial site.
To help spur development on this mostly blighted property, Mark Rohloff, Oshkosh city manager at the time, said the council created Tax Incremental Financing (TIF) District No. 43 – which includes the 13.45-acre area on the south side of the Fox River and the west side of Lake Winnebago, as well as the riverwalk and a portion of undeveloped land near the railroad tracks in the South Main Street area.
Phase 1 already filling up
Originally scheduled to open in spring 2024, Rohloff said groundbreaking on the first phase started about two years later than anticipated.
Coming off the COVID-19 pandemic, he said some materials were harder to come by than others.
One of those materials, Rohloff said, was lumber.
When lumber was available, he said the price was exceedingly high.
Rohloff said inflation and high interest rates also factored into the delay in breaking ground.
On top of that, Maddie Wall – vice-president of operations at T. Wall Enterprises Mgt. – said once they broke ground, other things unexpectedly came up during construction, causing additional delays.
“Like many developments during this time, we experienced delays due to extended lead times on key materials such as electrical switchgear and transformers,” she said. “We also went through a value engineering process to improve construction efficiencies, while maintaining quality and managing costs. Despite these challenges, the project is now complete, residents are moving in and leasing momentum is strong.”
Among the 114 thoughtfully designed residential units in Phase 1, Wall said, are studios and one-, two- and three-bedroom apartments.
The community, she said, blends modern living with walkable access to retail, dining and entertainment.
Wall said the project obtained its occupancy permit in early February, and some residents have already begun moving in.
“We have been steadily welcoming new residents,” she said. “Leasing is actively underway for Phase 1 – we are currently at 24% [occupancy]. Future phases will be strategically timed, with Phase 2 moving forward once Phase 1 reaches stabilization.”
Wall said stabilization occurs when most of the first units are leased and occupancy has stabilized, allowing the project to proceed to the next phase.
She said they are phasing construction on purpose to avoid internal competition, ensuring that too many units aren’t released at the same time.
“By filling Phase 1 first, it keeps demand strong before bringing more apartments onto the market,” she said. “Phase 2 will begin once Phase 1 is substantially leased, similarly followed by Phase 3.”
Despite delays, Wall said the project remains aligned with the 2022 Common Council approval and on budget, with that stability expected to continue into future phases.
“We bid this project out to our key general contractors and, in doing so, it helps us get the most competitive pricing,” she said.
Given the scale of development handled by Stevens and T. Wall Enterprises, Wall said the team is able to leverage subcontractor relationships to secure quality work at competitive rates.
“With that being said, we have planned for contingencies to cover minor cost overruns and to have been able to withstand inflation, tariff wars and other market conditions,” she said.
Amenities meant to enhance way of life
Wall said most of the project’s core amenities are already complete and currently available, including:
- A private clubhouse for residents and an on-site leasing team
- Resort-style pool, hot tub, cabana seating and fire pits
- Outdoor gathering areas
- Fitness center, yoga studio and sauna
- Golf simulator and club/game room
- Dog washing station
- Electric vehicle charging stations
Amenities still planned for the property, Wall said, include a dog park or run area, outdoor grilling spaces, potential rentable boat slips, pickleball courts, an on-site riverfront restaurant and a community park featuring an amphitheater and skating rink.
Mill on Main’s premier amenities, she said, are designed to enhance the way residents live, work and relax.
In all, Wall said the project will be comprised of three five-story buildings.
Phases 2 and 3 will add 95 and 92 residential units, respectively, she said, for a total of 301 units.
Wall said rent will range from approximately $1,300 to $2,900, depending on the number of bedrooms and unit location, with higher floors commanding higher rates.
She said the development will also include 240-255 heated underground parking stalls and 194 surface parking spaces.
Wall said the three buildings are intended to reflect the area’s history, industry and setting, incorporating references to the Sawdust District, Wittman Regional Airport and the Fox River.
Included in the 22,800 square feet of commercial space, she said, will be a 3,000-square-foot, two-story, tavern-style restaurant on the waterfront, coming in one of the next phases.
Helping fill the city’s housing deficit
Wisconsin State Assembly Rep. Lori Palmeri – who served as the mayor of Oshkosh when Mill on Main was first approved – said she was pleased when the project finally broke ground and is now excited to see the first phase come to fruition.
“The Mill project fills out the Sawdust District in a needed way, allowing those who can afford it, to ‘filter’ up and free up other workforce affordable units,” she said. “The development improves public access to the waterfront, with active spaces, an amphitheater, restaurant and commercial and retail spaces, thereby activating the southside downtown.”
Palmeri said a 2021 City of Oshkosh housing study found the city would need about 1,700 new housing units by 2030 to support the growth of more than 3,200 permanent residents.
The Mill on Main project, she said, was among five proposals considered by the Redevelopment Authority in 2022 to help address that.
“Adding new housing units, at multiple price points, has been a priority for the community for several years since the housing assessment was completed by the city when I was mayor,” she said. “The Mill on Main improves a formerly blighted industrial area. This is the first phase of the plan…. In addition, we are seeing the completion of 55 units at the new Commonwealth Corridor on North Main, providing affordable options for households with multiple levels of area median income.”
Winnebago County Executive Gordon Hintz said though the county was not directly involved in the redevelopment, the project has helped address the region’s housing needs.
“It is an attractive housing opportunity close to downtown and a nice addition to the riverfront with amenities for those who are interested in living and working in the area,” he said. “We need more housing overall at all levels.”
Hintz said he was impressed with the speed of construction and the finished result.
“I think the project has the potential to draw people looking to live on the water and near dining, entertainment and recreational opportunities,” he said.
Wall said the total project is expected to cost about $90 million, with the city estimating it will add approximately $47.8 million in new taxable value upon completion.
The community, she said, has been “very welcoming and supportive” of this development and of additional housing in general.
“It is helping meet much-needed demand in the community,” she said.
Wall said Mill on Main’s grand opening marked both the completion of Phase 1 construction and the start of a new chapter for Oshkosh’s riverfront, capitalizing on the high visibility of South Main Street.
“The development is designed to activate the waterfront by creating spaces that encourage interaction, connectivity and community engagement,” she said. “By integrating residential living with outdoor gathering areas and the riverwalk, it is helping transform the riverfront into a more vibrant and accessible destination.”
More information about the Mill on Main can be found at twallenterprises.com.
