Assessment and Appeal Information Directory

ASSESSMENT AND APPEAL INFORMATION DIRECTORY

This publication is designed as a reference tool for the taxpayer who may have only a basic understanding of the property tax assessment and appeal processes in the State of Illinois. Taxpayers should refer to the county where their property is located as a starting point for answers to assessment and appeal questions. The functions of various county officials are generally the same in each county. Due to occasional changes in addresses and telephone numbers throughout the state's 102 counties, it is almost impossible to guarantee complete accuracy at all times. However, rest assured that the staff of the Property Tax Appeal Board has made every effort to verify the information contained in the booklet. To that end, we wish to acknowledge the sincere assistance received from county officials statewide. It was their cooperation and support that has made the Assessment and Appeal Information Directory possible.

This publication is available at the Property Tax Appeal Board offices in Springfield and Des Plaines. If you notice any omissions or errors, please let us know immediately and we will correct our records.

• INTRODUCTION

   

  • County Government
     
  • Supervisor of Assessments (County Assessor)
     
  • Board of Review
     
  • County Clerk
     
  • Treasurer (Collector)
     
  • Clerk of the Circuit Court
     
  • State’s Attorney
     
  • Property Tax Appeal Board
     
  • Department of Revenue

   

• COUNTY LISTINGS (in alphabetical order)

This section is intended as a basic overview of the various county and state offices and the various duties of the officials within the assessment cycle. This summary is not intended to be specific to every official's duties and responsibilities and is intended only as a guideline for understanding the assessment process. The Property Tax Code should be viewed as the controlling authority. Any specific questions should be forwarded to the appropriate government office.

COUNTY GOVERNMENT AND OFFICES

County officials are assigned varying tasks in preparing the assessments on real property every year. Property is to be valued as of January 1 of each year; hence property taxes are always paid in arrears. With the duties of the assessing officials taking place at various times throughout the year, the tax cycle for any particular year takes approximately two years to complete.

The tax cycle begins when the County Clerk prepares two sets of books evidencing all assessable real property in the county. These books are then given to the Supervisor of Assessments prior to January 1 of each year. One set of books is given to the township assessors to review and assess all real property in the township according to value as of January 1. Fair cash value is generally determined using one or more of the three traditional approaches to value: cost, income and market. Once value for each property is estimated the value is converted to the statutory level of assessments which, with the exception of Cook County, is 33.33% of fair cash value. Once this conversion is completed for each property the assessment books are returned to the Supervisor of Assessments by April 15 with the proposed assessments.

The Supervisor of Assessments reviews the proposed assessments and makes any necessary changes. Equalization within a class of property, area, township or county can be made at this time if necessary. Although property is assessed at 33.33% of value, equity among similar properties is paramount. Once corrections and changes have been made, notices are mailed to taxpayers of properties with assessment changes and these changes are also published in the local circulation newspaper. Included in this notice is information indicating the Board of Review, or the Board of Commissioners in one of the 17 commission counties, will hear complaints regarding the proposed assessment changes. The Supervisor of Assessments then delivers the assessment books to the Board of Review in June and prepares a tentative abstract of assessment and mails it to the Illinois Department of Revenue. The Department then develops and publishes a tentative equalization factor.

The County Board of Review hears taxpayer complaints based on the proposed assessments and makes any further changes where necessary. Notices of the Board's final assessment decisions are mailed to the appealing taxpayers and are published in the newspaper of general circulation. In Cook County, assessment complaints are first heard by the County Assessor. If still dissatisfied with the assessment, the taxpayer may then appeal to the Board of Review. Notices of final decisions include information indicating the assessment may be further appealed to either the court system or the Property Tax Appeal Board.

The Board of Review, with the exception of the Cook County Board of Review, may also equalize assessments by county, class or area if necessary. They also have the authority to assess any property that has been omitted from the real estate rolls and to hear complaints on exemptions which it then forwards on to the Department of Revenue for approval.

The County Clerk prepares and submits the final assessment abstract to the Department of Revenue which then certifies the final equalization factor back to the County Clerk. The Clerk applies the factor to all assessments, excluding farmland, farm buildings and Department of Revenue assessed property. The Clerk then totals the equalized assessed value of property within each taxing district and calculates the tax rates according to the levies from the appropriate taxing districts. The Clerk's books are then delivered to the County Treasurer by December 31.

The County Treasurer prepares the real estate tax bills and mails them by May 1. The Treasurer also collects the first and second tax bill installments and distributes the money to the taxing districts according to each district's budget and levy.

The Clerk of the Circuit Court accepts tax objection complaints filed with the circuit court. These complaints must be filed within 90 days after the last due date for tax bills.

The County State's Attorney often represents the board of review in real property assessment disputes. This office would also be viewed as representing all taxing districts not parties to the appeals.

STATE AGENCIES

The Property Tax Appeal Board is a state agency created by the General Assembly to hear assessment complaints from final decisions of the county boards of review. Evidence is required from the taxpayer and the board of review. Any interested taxing district may intervene or file an appeal if it timely supplies evidence. The Property Tax Appeal Board considers the appeal as new and does not give any weight or reliance on the decisions made by the county boards of review. Hearings are held in the county where the property is located or they may be decided based on the evidence without the necessity of a hearing if none has been requested.

The Property Tax Appeal Board makes its decision based on the equity and weight of the evidence. The standard in market value appeals is a preponderance of the evidence while the standard in unequal treatment appeals is clear and convincing evidence. Appeals may also be taken based on contentions of law. Decisions of the Property Tax Appeal Board may be appealed to the circuit or the appellate court depending on the amount in controversy.

The Illinois Department of Revenue, as indicated earlier, makes final determinations on exemptions. It also prepares the final equalization factors for each county and mails them to the County Clerks who then apply the factors to the assessments.

For more information on assessment appeals to the Property Tax Appeal Board please call either of our offices for a free informational brochure.

ADAMS COUNTY Adams County Courthouse 507 Vermont Quincy, Illinois 62301

ALEXANDER COUNTY Alexander County Courthouse 2000 Washington Avenue Cairo, Illinois 62914

BOND COUNTY Bond County Courthouse 200 West College Greenville, Illinois 62246

BOONE COUNTY Boone County Courthouse 601 North Main Belvidere, Illinois 61008

BROWN COUNTY Brown County Courthouse #1 Court Street Mt. Sterling, Illinois 62353

BUREAU COUNTY Bureau County Courthouse 700 South Main Princeton, Illinois 61356

CALHOUN COUNTY Calhoun County Courthouse P.O. Box 187 Hardin, Illinois 62047

CARROLL COUNTY Carroll County Courthouse 301 North Main Mt. Carroll, Illinois 61053

CASS COUNTY Cass County Courthouse 100 East Springfield Street Virginia, Illinois 62691

CHAMPAIGN COUNTY Brookens Administrative Center 1776 East Washington Street Urbana, Illinois 61802

CHRISTIAN COUNTY Christian County Courthouse 101 South Main Taylorville, Illinois 62568

CLARK COUNTY Clark County Courthouse 501 Archer Avenue Marshall, Illinois 62441

CLAY COUNTY Clay County Courthouse Louisville, Illinois 62858

CLINTON COUNTY Clinton County Courthouse 850 Fairfax Carlyle, Illinois 62231

COLES COUNTY 651 Jackson Avenue Charleston, Illinois 61920

COOK COUNTY 69 W. Washington, 5th Floor Chicago, Illinois 60602

CRAWFORD COUNTY Crawford County Courthouse 1 Courthouse Square Robinson, Illinois 62454

CUMBERLAND COUNTY 740 Courthouse Square Toledo, Illinois 62468

DEKALB COUNTY DeKalb County Administration Building 110 East Sycamore Street Sycamore, Illinois 60178

DEWITT COUNTY DeWitt County Courthouse 201 West Washington Street Clinton, Illinois 61727

DOUGLAS COUNTY Douglas County Courthouse 401 South Center Tuscola, Illinois 61953

DUPAGE COUNTY DuPage County Center 421 North County Farm Road Wheaton, Illinois 60189

EDGAR COUNTY Edgar County Courthouse 115 West Court Street Paris, Illinois 61944

EDWARDS COUNTY Edwards County Courthouse 50 East Main Albion, Illinois 62806

EFFINGHAM COUNTY Effingham County Office Building 101 North Fourth Effingham, Illinois 62401

FAYETTE COUNTY Fayette County Courthouse 221 South Seventh Street Vandalia, Illinois 62471

FORD COUNTY Ford County Courthouse 200 West State Street Paxton, Illinois 60957

FRANKLIN COUNTY Franklin County Courthouse Downtown Square Benton, Illinois 62812

FULTON COUNTY Fulton County Courthouse 100 North Main Street Lewistown, Illinois 61542

GALLATIN COUNTY Gallatin County Courthouse 484 N. Lincoln Boulevard West Shawneetown, Illinois 62984

GREENE COUNTY Greene County Courthouse 519 North Main Street Carrollton, Illinois 62016

GRUNDY COUNTY Grundy County Courthouse 111 East Washington Street Morris, Illinois 60450

HAMILTON COUNTY Hamilton County Courthouse 100 South Jackson McLeansboro, Illinois 62859

HANCOCK COUNTY Hancock County Courthouse 500 Main Carthage, Illinois 62321

HARDIN COUNTY Hardin County Courthouse Main and Market Elizabethtown, Illinois 62931

HENDERSON COUNTY Henderson County Courthouse Fourth and Warren Oquawka, Illinois 61469

HENRY COUNTY Henry County Courthouse 100 South Main Cambridge, Illinois 61238

IROQUOIS COUNTY Iroquois County Administrative Center 1001 East Grant Street Watseka, Illinois 60970

JACKSON COUNTY Jackson County Courthouse 1001 Walnut Murphysboro, Illinois 62966

JASPER COUNTY Jasper County Courthouse 100 West Jourdan Street Newton, Illinois 62448

JEFFERSON COUNTY Jefferson County Courthouse 100 South 10th Street Mt. Vernon, Illinois 62864

JERSEY COUNTY Jersey County Courthouse 201 West Pearl Street Jerseyville, Illinois 62052

JO DAVIESS COUNTY Jo Daviess County Courthouse 330 North Bench Street Galena, Illinois 61036

JOHNSON COUNTY Johnson County Courthouse Courthouse Square Vienna, Illinois 62995

KANE COUNTY Kane County Government Center 719 South Batavia Avenue Geneva, Illinois 60134

KANKAKEE COUNTY Kankakee County Administration Building 189 East Court Street Kankakee, Illinois 60901

KENDALL COUNTY Kendall County Courthouse 111 West Fox Street Yorkville, Illinois 60560

KNOX COUNTY Knox County Courthouse 200 South Cherry Street Galesburg, Illinois 61401

LAKE COUNTY Lake County Courthouse 18 North County Street Waukegan, Illinois 60085

LaSALLE COUNTY LaSalle County Government Center 707 Etna Road Ottawa, Illinois 61350

LAWRENCE COUNTY Lawrence County Courthouse 1100 State Street Lawrenceville, Illinois 62439

LEE COUNTY Lee County Courthouse 112 East Second Street Dixon, Illinois 61021

LIVINGSTON COUNTY Livingston County Courthouse 112 West Madison Street Pontiac, Illinois 61764

LOGAN COUNTY Dr. John Logan County Building 122 North McLean Street Lincoln, Illinois 62656

MACON COUNTY Macon County Office Building 141 South Main Street Decatur, Illinois 62523

MACOUPIN COUNTY Macoupin County Courthouse East First South Carlinville, Illinois 62626