How Property Tax Appeals Work
Understanding the process from assessment to appeal—and how Property Tax Hand makes it simple.
How Property Tax Hand Works
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Generate a comprehensive, submission-ready PDF report with comparable sales, equity analysis, market value estimates, and all the evidence you need to file a successful appeal.
File Your Appeal
Use your report to file an appeal with the Cook County Board of Review during the 30-day window for your township. Our reports include all the data and analysis needed to support your case.
Understanding Property Tax Assessments
What is an Assessment?
An assessment is the value placed on your property by Cook County, which directly determines how much you pay in property taxes. Your assessment is based on a percentage of your property's estimated market value.
Important: In Cook County, residential properties are assessed at 10% of market value, while commercial/industrial properties are assessed at 25%. Properties outside Cook County are assessed at 33.33% of market value.
How Assessment Affects Your Tax Bill
Here's a real example of how an assessment change impacts your property taxes:
| Before | After | |
|---|---|---|
| Market Value | $300,000 | $400,000 |
| × Assessment Level (10%) | × 10% | × 10% |
| = Assessment | $30,000 | $40,000 |
| × Equalization Rate (2.9) | × 2.9 | × 2.9 |
| = Equalized Assessment | $87,000 | $116,000 |
| × Tax Rate (9%) | × 9% | × 9% |
| = Annual Property Taxes | $7,830 | $10,440 |
Result: A $10,000 increase in assessment led to a $2,610 increase in annual property taxes. This is why appealing an incorrect assessment is so important!
The Cook County Appeal Process
Your Legal Right to Appeal
Filing an appeal is your legal right as a property owner. Each year, thousands of property owners successfully appeal their assessments and receive reductions in their property taxes. In 2016 alone, appeals were filed on over 400,000 properties in Cook County.
Cook County's Three-Tiered Appeal System
Cook County has a three-tiered administrative property tax appeal process. Each level has its own rules, deadlines, and procedures that must be followed precisely for a successful appeal.
Tier 1: Cook County Assessor
The first opportunity to appeal is with the Cook County Assessor's Office. This must be done during the 30-day window after your township is reassessed (which happens every 3 years).
Tier 2: Cook County Board of Review
If you're not satisfied with the Assessor's decision, you can appeal to the Board of Review. This is also a 30-day window that opens after the Assessor completes their review.
Tier 3: State Property Tax Appeal Board or Circuit Court
The final administrative level is the State Property Tax Appeal Board (PTAB) or Circuit Court. This is typically used for more complex cases or when significant reductions are sought.
Understanding the Triennial Reassessment Cycle
Cook County reassesses properties on a triennial (3-year) cycle. The county is divided into three assessment districts:
North District
Reassessed in: 2019, 2022, 2025, 2028...
South District
Reassessed in: 2017, 2020, 2023, 2026...
City District
Reassessed in: 2018, 2021, 2024, 2027...
Important: Each district is further divided into townships. The Assessor and Board of Review open 30-day appeal windows for each township. You'll only receive official notice of the appeal window once every three years when your property is reassessed.
Tip: Check the Cook County Reassessment Schedule to find your township and upcoming reassessment years.
Why Property Tax Appeals Matter
Save Money Every Year
A successful appeal doesn't just save you money once—it reduces your assessment, which means lower property taxes for years to come. Even a small reduction can add up to thousands of dollars in savings.
Correct Inaccurate Assessments
County assessors evaluate millions of properties. Mistakes happen. If your property is assessed higher than its actual market value, you're paying more than you should.
Level the Playing Field
Many property owners successfully appeal their assessments. If you don't appeal, you could be paying more than your neighbors with similar properties.
It's Your Legal Right
Property tax appeals are a legal right for all property owners. The system is designed to ensure fair and equitable assessments for everyone.
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Analyze My Property Now →This information is provided for educational purposes. For the most current information about Cook County's appeal process, visit the Cook County Assessor's Office or the Cook County Board of Review.