Cook County has one of the most complex property assessment systems in the United States. Property owners frequently overpay on property tax bills because they don't understand the system and their right to file a Cook County property tax appeal. The county also has a very short property tax appeal period of 30 days from the date assessment notices are sent out, leaving owners little time to protest high tax bills.
An accurate property assessment is important since residential properties are taxed at 10% of fair market value (FMV), and commercial property taxes are 25% of FMV.
If your property assessment is unfairly high, your tax liability will also be inflated. You can appeal a valuation regardless of whether your property was reassessed during the current tax year, but if you miss the appeals deadline, you must wait until the following year to protest.
Your property assessment notice, typically sent out in May or June, contains the last date to file an appeal, which is usually 30 days after receiving your reassessment notice..
How to Determine Your Township's "Open for Appeals" Status
A unique property reassessment schedule adds to the confusion over how to file a property tax appeal in Cook County. Residential and commercial properties in the county are divided into three areas containing 38 townships.
The Cook County Assessor's Office (CCAO) reassesses property values every three years, rotating between townships in:
1. The City of Chicago
2. The North and Northwest Suburbs
3. The South and Southwest Suburbs.
CCAO publishes an open for appeals status by township, showing when to protest your property's valuation.
Knowing the reassessment schedule helps you stay vigilant about tax bill inflation and allows you to meet Cook County property tax appeal deadlines in 2025.
Most property owners only receive a different valuation when their township's property tax assessments are reviewed. However, a property can be reassessed sooner if it undergoes significant construction or remodeling requiring a permit, is divided, or demolished.
Exploring Appeal Methods: Formal vs. Informal
You can initiate a property tax appeal in Cook County with an informal approach or in writing. Some townships require a formal written complaint from the start and have rules regarding appeals hearings and how evidence is presented. The success rate of appeals in Cook County is high, resulting in significant property assessment reductions and lowered tax bills. Recent data shows:
Homeowners appeal their property taxes 27% of the time compared to 64% for commercial properties.
Commercial property owners are more likely to file a protest, resulting in a collective savings of
$3.3 billion for Cook County businesses, indicating that assessment reduction appeals are often granted.
Tax reductions for homeowners have resulted in $2.8 billion in collective savings.
You must file an appeal to benefit from property assessment reduction. Let Ownwell assist you on the path to savings by ensuring you get strong results.
Essential Documentation for a Strong Appeal
A successful appeal requires documentation showing how your property has been unfairly valued and its true worth. Before beginning the appeals process, gather the following information:
Assessment notice with recorded value
Property record card showing past assessment values
Photographs of the property's condition
Estimates for any necessary or previous repairs between last year's assessment and now
Values of nearby comparable properties
Estimated fair market value of the property
Evidence of an independent appraisal
Begin by contacting your local township assessor or chief county assessment officer and share why you feel your property appraisal is inaccurate. Present evidence that supports your claims. If the assessment officer agrees to correct it to a fair and desired amount, there's no need for a formal appeal.
You can formally appeal your property assessment in writing to the Cook County Board of Review.
Pay attention to specific information required for a successful appeal, including deadlines, necessary forms, and evidence submission. Learn more about how to strengthen your tax appeal in Illinois.
Engaging with County Officials
Knowing which county officials handle each level of appeals simplifies the process. A first informal appeal should be directed to the Cook County Assessor's Office (CCAO). The Cook County Board of Review (CCBR) can correct simple, factual errors regarding your property.
Preparing for the Appeals Hearing
If your appeal escalates to a formal hearing before the Cook County Board of Review (CCBR), you stand the best chance of lowering your property appraisal when you come prepared to present your case:
Study the appraisal notice and identify how the Cook County assessor determined your property's assessed value.
Be on the lookout for factual errors such as inaccurate square footage or an incorrectly listed number of rooms. Signs of an unfairly high valuation include similar properties nearby with lower values, a recent property sale below market value, or a property with significant disrepair that isn't accounted for in the assessment.
Gather and organize evidence to support your claim.
Prepare your argument, using evidence to demonstrate the validity of your claim.
Attend the hearing or ensure your authorized representatives appear to present your case.
Wait for a decision.
Steps to Take if Your Initial Appeal is Denied
If the CCBR doesn't adjust your property value to your satisfaction during the initial appeal, you have the option to escalate and have your argument heard at a higher level.
Escalating to the State Property Tax Appeal Board
The Illinois State Property Tax Appeal Board (PTAB) requires you to file an appeal within 30 days of the CCBR's decision. An appeal to the PTAB can take time. Continue to pay your property taxes by all listed deadlines to avoid accruing late fees or penalties.
Considering Circuit Court as an Option
You may also appeal online, via mail, or in person to the county circuit court by filing a tax objection complaint. The court reviews the same evidence the BOR considered in its judgment and either upholds the BOR's decision, modifies the assessment, or sends the matter back to the BOR for reconsideration.
Leveraging Exemptions for Better Outcomes
Illinois property tax trends show the state has the second-highest property tax rate in the country. Local taxing entities set tax rates based on their projected budgets, but what you pay is determined by the appraised value of your property.
Applying for homestead exemptions in Illinois is another way to reduce tax liability. Exemptions work by lowering the assessed value of your property, so you save money.
Cook County offers general property tax exemptions up to $10,000 per tax year for qualifying residents. For example, a residential property owner with a house valued at $310,000 would only be assessed for $300,000 in tax liability with a homestead exemption.
Other exemption deductions can be combined with the general homestead exemption for additional savings:
$2,000 disabled person's homestead exemption
$8,000 senior citizen homestead exemption
Low-income senior citizens' assessment freeze homestead exemption (SCAFHE)
$5,000 returning veteran's homestead exemption "
Disabled veterans' standard homestead exemption
Long-time occupant homestead exemption (LOHE) for Cook County
Consult with Ownwell for a Successful Tax Appeal
The team at Ownwell handles property assessment disputes and homestead exemption applications to save you more. We can even help retroactively apply for exemptions you may have missed. Begin planning for your successful tax appeal today!
