Property Tax Appeal FAQs

If you believe your property’s Assessed Value should be lower, Cook County Assessor Fritz Kaegi encourages you to file an appeal. Assessor Kaegi has streamlined the appeal process and made it easier, more transparent and open. He believes your appeal is an important step in ensuring that no one pays more than his or her fair share of property taxes.

There are several places where a Cook County taxpayer can appeal their property taxes.
Each stage has its own rules and timing. Here is a summary of the process and estimated timelines:

Step 1: Assessor Opens (There are 38 townships in Cook County)
            Open for appeals for 30 days between January-October
            4 to 5 townships opened per month

Step 2: Board of Review Opens
            Open for appeals for 30 days between October-December

Step 3: Board Conducts Hearings
            2 to 3 complete hearings for a township

Step 4: Final Appeal Opportunity
            Property Tax Appeal Board (PTAB) – Must file within 30 days of Board decision
            Circuit Court – Must file within 5 ½ months after the second installment is due

Step 5: Final Resolution
            PTAB – 1 to 3 years
            Circuit Court – 18-24 months or longer

https://www.cookcountyassessor.com/Resources/Frequently-Asked-Questions.aspx

WHO DECIDES THE DOLLAR AMOUNT OF YOUR PROPERTY TAX BILL?

The Cook County Assessor does not set tax rates or levies nor does he decide the amount of your property tax bill. His only job is to determine the estimated market value of your property based on sales of comparable properties in your neighborhood. Tax rates and levies are set by municipalities and local taxing bodies such as school districts.

Background: Once local tax rates and levies are decided, that data is given to the Cook County Clerk and Treasurer for computation of tax bills. The Assessor plays no role in that process, either. Again, he only determines the estimated market value of property and steps aside once that value has been presented to the county. “Assessed Value” (AV) is the portion of market value to which the State of Illinois Equalizer and local tax rates are applied. AV portion for residential property is 10% of market value; for business, it is 25% of market value.

If you need assistance in filing your residential or commercial property tax appeal, we are happy to provide professional referrals.