FAQ
Can you explain the Real Estate Tax Appeals Process in Cook County?
Appeals normally are processed through 2 county agencies – the Cook County Assessor’s
Office and the Cook County Board of Review.
You are not required to file first at the Assessor’s office to seek tax relief at the Board of
Review. However, you must at least file an appeal at the Board of Review to seek tax
relief at the State Property Tax Appeal Board (PTAB).
You may file with any appeal agency as often as you feel necessary to achieve a fair tax
adjustment on any given year, not just in the first triennial reassessment year.
Appeal reviewers may take as long as 3 to 5 months to finalize a decision on your tax
complaint, but your tax savings can last as long as 3 years.
All tax savings granted by the Assessor and Board of Review will appear on your second
installment tax bill. PTAB reductions can be granted only as refunds.
There are 38 townships in Cook County with 2 specific deadlines for each — initial filing
deadlines and re-review deadlines. Because we must monitor and meet 76 deadlines
within 6 months, it is impossible to contact each taxpayer while cases are actively
undergoing the review process.
When appealing property taxes, patience is a must! You will be informed, once your case
is finally decided.
Can I file an appeal even if the assessor gave me a reduction?
Yes. If you don’t think your assessment was reduced sufficiently, you can ask the Board of
Review to reduce the assessment further.
Do you charge me for the 2nd and 3rd year savings for an appeal won in a triennial year?
No, we don’t charge you for those years unless we find additional savings and appeal again
within the tri-annual period.
How long does this process take?
There are 2 stages to the property tax appeal process with Cook County: the Cook County
Assessors Office, and the Cook County Board of Review. When we file at the first stage, the
Cook County Assessor’s Office, the appeal process can take 8-12 weeks from the date of your
township closing. The second stage is with the Cook County Board of Review. This 2nd stage
can take an additional 8-12 weeks.
When will I see the savings on my bill?
All exemptions and savings will be reflected on your second installment bill of the following
year. For example, you will start paying your 2023 tax bill beginning with the 1st installment tax
bill of 2024. The first installment bill will always be 55% of the previous year’s tax bill. The
2 nd installment will reflect the savings and exemptions.
Why do property assessments go up?
The assessor must reassess every parcel of property in Cook County every three years to reflect
changes in value over that period. In other years, your assessment can change due to an increase
in occupancy, new construction, or other factors.
What exemptions are available for property owners?
There are numerous property tax exemptions available to Illinois property owners, including
those for homeowners, senior citizens, longtime homeowners, home improvements, returning
and disabled veterans, and disabled persons. Our attorneys can assess your situation and make a
compelling case for the exemption you deserve.
Here is a link for all types of exemptions: https://www.cookcountyassessor.com/exemptions
How often can I appeal?
You can appeal every year if there is a basis for filing.
How are my taxes calculated?
Assessed Value x State Equalization Factor x Local Tax Rate = Total Tax Before Exemptions.
What is the Cook County Triennial Property Tax Assessment Schedule?
City Tri: 2021, 2024, 2027 – all City of Chicago townships
North Tri: 2019, 2022, 2025 – all Cook County townships north of North Avenue not in
the City of Chicago
South Tri: 2020, 2023, 2026 – all Cook County townships south of North Avenue not in
the City of Chicago
Below is the Cook County property tax assessment schedule listed by township in alphabetical
order:
COOK COUNTY TOWNSHIP RE-ASSESSMENT PERIOD
Barrington 2019, 2022, 2025
Berwyn 2020, 2023, 2026
Bloom 2020, 2023, 2026
Bremen 2020, 2023, 2026
Calumet 2020, 2023, 2026
Cicero 2020, 2023, 2026
Elk Grove 2019, 2022, 2025
Evanston 2019, 2022, 2025
Hanover 2019, 2022, 2025
Hyde Park 2021, 2024, 2027
Jefferson 2021, 2024, 2027
Lake 2021, 2024, 2027
Lakeview 2021, 2024, 2027
Lemont 2020, 2023, 2026
Leyden 2019, 2022, 2025
Lyons 2020, 2023, 2026
Maine 2019, 2022, 2025
New Trier 2019, 2022, 2025
Niles 2019, 2022, 2025
North 2021, 2024, 2027
Northfield 2019, 2022, 2025
Norwood Park 2019, 2022, 2025
Oak Park 2020, 2023, 2026
Orland 2020, 2023, 2026
Palatine 2019, 2022, 2025
Palos 2020, 2023, 2026
Proviso 2020, 2023, 2026
Rich 2020, 2023, 2026
River Forest 2020, 2023, 2026
Riverside 2020, 2023, 2026
Rogers Park 2021, 2024, 2027
Schaumburg 2019, 2022, 2025
South 2021, 2024, 2027
Stickney 2020, 2023, 2026
Thornton 2020, 2023, 2026
West Chicago 2021, 2024, 2027
Wheeling 2019, 2022, 2025
Worth 2020, 2023, 2026