Frequently Asked Questions
Please find answers to the most commonly asked questions. Note that some of the information provided below comes directly from the Cook County Assessor’s website.
Why Should I Appeal My Property Taxes?
Less than 20% of homeowners appeal their property taxes, often assuming their assessed value is fair or even favorable. Others fear that an appeal will prompt a reassessment that could increase their taxes—but that’s a myth.
Why Appealing Matters
• Assessed values can be inaccurate. The Cook County Assessor’s Office values over 1.8 million properties, reassessing each township once every three years. However, property taxes often increase yearly regardless of reassessment.
• Comparable properties may be assessed lower. If similar homes in your area have lower assessments, yours might be overvalued.
•There’s no risk of an increase. An appeal can only result in a reduction or no change—never an increase.
How the Process Works
When you appeal, you’re asking the county to reassess based on supporting evidence, typically by comparing your home to others with lower assessments. If the Assessor’s Office agrees, your assessed value is lowered, reducing your tax burden. If they deny the appeal, you can escalate it to the Board of Review—which we handle for you.
Appeal Every Year
Even if your property was recently reassessed, it’s recommended by both the Assessor’s Office and us to appeal annually. The Assessor’s goal is fair and accurate valuations, but errors accumulate over time. Appealing ensures you aren’t overpaying due to outdated or incorrect assessments.
Many homeowners unknowingly pay more than they should, while others pay less. By appealing, you help correct these imbalances—potentially saving yourself thousands.
Will Filing an Appeal Lower My Property Taxes?
Not necessarily. Filing an appeal is meant to correct the accuracy of your property’s assessed value, but a lower assessment does not always directly translate into lower property taxes.
How Property Taxes Are Calculated
Your tax bill is determined by multiple factors, including:
1. Your property’s assessed value (which can be appealed)
2. The total assessed value of all properties in your area
3. Local tax levies set by taxing bodies, such as schools and municipalities
4. Exemptions that may reduce your taxable value
Even if your property’s assessed value decreases, your tax bill could still go up if your city, village, or town increases tax levies or if other properties’ assessments rise more significantly than yours.
When Will Tax Changes Take Effect?
Assessment changes affect your second installment tax bill the following year. For example, a reassessment in 2024 will be reflected in your summer 2025 tax bill.
While an appeal can help ensure you’re paying only your fair share, your final tax bill depends on how assessments change across your community and local government tax decisions.
Do I Need to Hire an Attorney to File an Appeal?
No, you do not need to hire an attorney or any other service to file a property tax appeal. Filing an appeal is free and can be done online in as little as 20 minutes through the Cook County Assessor’s website.
Beware of Solicitation Notices
If you receive a notice in the mail from a property tax firm offering to file an appeal for you, know that these are not from the Cook County Assessor’s Office. Many firms charge a fee based on their estimated tax savings—which may or may not be accurate.
While some homeowners prefer to use a service like RTA, you have the option to file an appeal yourself at no cost. The key is providing strong supporting evidence to justify a lower assessment, such as comparable property values.
If you choose to use a professional service, be sure to understand their fees, process, and success rate before proceeding.
When should I sign up?
You can sign up at any time, and we’ll handle the deadlines for you. Once your township opens for appeals, we take care of the process—so you don’t have to worry about missing important dates!
Key Filing Deadlines
• Reassessment Notices: When you receive a reassessment notice, you typically have 30 days to file an appeal. The deadline is printed on your notice.
• Board of Review: Once a final determination has been made by the Assessor’s office, you have the opportunity to challenge the outcome with the Board of Review. The BOR for each township generally opens for 30 days.
Signing up early ensures we track deadlines for you and handle your appeal as soon as your township allows.
How Often Is My Property Reassessed?
In Cook County, properties are reassessed on a triennial cycle, meaning one-third of the county is reassessed each year:
• 2025 – Northern Suburbs
• 2026 – South Suburbs
• 2027 – City of Chicago
Your property may also be reassessed outside of this schedule if there are significant changes, such as:
• A permit application for major renovations or additions
• A property division or consolidation
• A demolition
• A special application requesting reassessment
If your area is up for reassessment, you will receive a notice in the mail. Even if you are not reassessed this year, you can still appeal annually to ensure your assessment remains fair.
What Is a Comparable Property?
A comparable property is a home that is similar in key characteristics to yours and should have a similar market value and assessed value.
How to Determine If a Property Is Comparable
For two homes to be considered comparable, they should have similarities in:
• Location – Same township and neighborhood
• Property class code – Must be classified similarly
• Age – Homes built around the same time
• Building square footage – Similar total living space
• Land square footage – Similar lot size
Other factors, such as construction type and overall condition, can also affect comparability.
Why Comparables Matter for Appeals
If your home’s assessed value is higher than comparable properties, your assessment may not be fair. This is why keeping your property’s characteristics accurate and up to date is important when appealing your assessment.
Comparing your home’s assessed value to similar properties is one of the most effective ways to build a strong appeal case.
Why Are the Assessed Values of Comparable Properties Higher or Lower Than Mine?
Assessed values can vary between comparable properties, but what really matters is the assessment-to-square-footage ratio—not just the total assessed value.
Understanding the Assessment Ratio
When selecting comparable properties, we focus on the ratio of assessed value to building square footage, rather than just the total assessed value.
• A higher total assessment doesn’t necessarily mean the property is overassessed—it may simply be a larger home.
• A lower total assessment doesn’t always mean the property is a better comparison—it may just be smaller.
Instead, we compare how properties are assessed on a per-square-foot basis. If similar homes have a lower assessment per square foot, it suggests that your property may be overassessed.
How This Helps Your Appeal
You’re not appealing based on lower total assessments—you’re appealing based on the fact that your assessment per square foot is higher than comparable properties. Just like in construction, two homes with similar characteristics should have a consistent cost per square foot. If your home is larger, the total assessed value might be higher, but the rate per square foot should remain fair and uniform.
By identifying properties with the lowest assessment-to-square-footage ratio, we strengthen your case for a reduction.
How Long Does the Appeal Process Take?
At Residential Tax Appeal, we streamline the process with technology and expertise, making it as fast and easy as possible.
Two Opportunities to Appeal
1. Initial Appeal (Cook County Assessor’s Office) – This is filed online and takes just a few minutes using the information and instructions we provide.
2. Board of Review Appeal – If needed, you can file a second appeal with the Board of Review, also through a quick online form with our guidance.
Total Time Commitment
On average, you’ll spend less than an hour in total—potentially saving hundreds or even thousands of dollars in property taxes. A small investment for a big return!
If My Appeal Is Not Successful, Will My Assessed Value Increase?
No, your assessed value will NOT increase if your appeal is denied. It will remain the same for the three-year triennial period, unless you file another appeal in a future year and win.
What Happens If My Appeal Is Denied?
• Your assessment stays the same—it will not go up due to an appeal.
• If the initial appeal is unsuccessful, Residential Tax Appeal (RTA) will guide you through the next step: filing with the Cook County Board of Review.
• The Board of Review is an independently elected, quasi-judicial body that can consider additional factors the Assessor’s Office is not allowed to use.
By appealing each year, you maximize your chances of securing a fair assessment and reducing your property taxes!
When Will I See My Savings?
Your property tax bill is issued in two installments each year:
• First installment – Due in February, based on the previous year’s total tax bill.
• Second installment – Due in August, reflecting any assessment changes or appeal results.
When Do Appeal Savings Take Effect?
• If your reassessment notice arrives in 2024, the second installment tax bill in summer 2025 will reflect any successful appeal.
• If you win an appeal in a non-reassessment year, your savings apply to the next second installment tax bill.
How Long Do Savings Last?
Cook County reassesses properties every three years.
• If you win an appeal in a reassessment year, your lower assessment will apply for three years (unless you make major changes like filing a permit or buying a new home).
• If you win in a non-reassessment year, your savings last one year until the next reassessment.
Appeal Every Year for Maximum Savings
Even if you saved last year, you should still appeal every year—new data, market trends, and comparable property assessments can change, giving you another opportunity to reduce your taxes!
Do You Offer a Refund If My Assessment Is Not Lowered?
We work diligently to identify the best comparable properties to support your appeal. However, not all appeals are successful due to various factors beyond our control.
What Happens If My Appeal Is Denied?
• First Appeal (Assessor’s Office) – If denied, we strongly encourage you to file a second appeal with the Board of Review, which considers additional factors.
• Second Appeal (Board of Review) – If this is also unsuccessful, your assessment will remain the same for the year.
Why We Cannot Offer Refunds
Unfortunately, we cannot guarantee a successful appeal, as final decisions are made by the Assessor’s Office and Board of Review—not by us. As a result, we do not offer refunds for our service.
How to Maximize Your Chances of Success
• File within the open appeal window. We track deadlines and send you reminders.
• Use the comparable properties we provide. These are carefully selected to strengthen your case.
• Appeal every year. Even if this year’s appeal is denied, you have another opportunity next year.
While we cannot guarantee results, we do everything possible to give you the best chance of securing a property tax reduction.
Still have a question?
If you have any other queries, feel free to reach out to us. Our knowledgeable team is here to help!