Save Money on Property Taxes with the Right Exemptions If you own a home in Cook County, you might be paying more in property taxes than you should. Why? Because many homeowners don’t realize they qualify for property tax exemptions—and never apply for them. Property tax exemptions reduce the taxable value of your home, which lowers your overall tax bill. In some cases, these exemptions can save you hundreds or even thousands of dollars every year. At Aaron Fox Law, we help homeowners understand their options and apply for the relief they deserve. In this blog post, we’ll walk you through the most common Cook County exemptions, who qualifies, and how to apply. What Is a Property Tax Exemption? A property tax exemption reduces the amount of property taxes you owe by lowering the assessed value of your home. Cook County offers several different types of exemptions, depending on your situation. Let’s take a look at the most common ones—plus a few that often get overlooked. 1. Homeowner Exemption This is the most common exemption, and many people qualify for it without even knowing. Who qualifies? You must: Own your home Live in it as your primary residence Have occupied it as of January 1st of the tax year How much can you save? The Homeowner Exemption can reduce your home’s Equalized Assessed Value (EAV) by $10,000, which means a lower tax bill. How to apply: If you’re a new homeowner, you need to apply once through the Cook County Assessor’s Office. After that, it renews automatically as long as you still live in the home. 2. Senior Citizen Exemption This exemption provides additional savings for older homeowners. Who qualifies? You must: Be 65 years or older Own and occupy the home as your primary residence on January 1st How much can you save? The Senior Exemption can reduce the EAV by an additional $8,000. How to apply: Apply annually through the Assessor’s Office. Seniors must reapply each year to receive the benefit. 3. Senior Freeze Exemption This exemption helps seniors with low to moderate incomes by “freezing” the assessed value of their property. Who qualifies? You must: Be 65 or older Have a total household income of $65,000 or less Own and live in the home as your primary residence for the past two years How much can you save? This exemption freezes your assessed value so it doesn’t go up with future reassessments. This can result in big savings over time. How to apply: You must apply every year and provide proof of income. 4. Persons with Disabilities Exemption This exemption supports homeowners who are permanently disabled. Who qualifies? You must: Be disabled as of January 1st of the tax year Receive disability benefits from the Social Security Administration or have a doctor’s certification Live in the home as your primary residence How much can you save? This exemption can reduce your EAV by $2,000. How to apply: File an application annually and submit documentation of your disability. 5. Veterans with Disabilities Exemption This exemption provides property tax relief for disabled veterans. Who qualifies? You must: Be a veteran with a service-connected disability certified by the U.S. Department of Veterans Affairs Own and occupy the home as your primary residence How much can you save? 30%–49% disability = $2,500 reduction in EAV 50%–69% disability = $5,000 reduction in EAV 70%+ disability = entire EAV exemption (you pay no property taxes!) How to apply: Submit an application and proof of your disability rating each year. 6. Returning Veterans Exemption This exemption gives a one-time benefit to veterans returning from active duty. Who qualifies? You must: Have recently returned from active duty in the U.S. Armed Forces Own and live in the home as your primary residence How much can you save? $5,000 reduction in EAV for one tax year. How to apply: Apply through the Assessor’s Office with military documentation. Filing Tips All exemption applications are handled by the Cook County Assessor’s Office Many applications can be submitted online Deadlines are usually in spring, but it’s best to apply as soon as forms become available You may need to reapply every year, depending on the exemption Don’t Miss Out—Get Help if You Need It It’s easy to miss an exemption or forget to reapply, especially if the rules change or your situation is complicated. That’s why many people work with a Cook County property taxes Attorney who can help make sure they get every exemption they qualify for. At Aaron Fox Law, we review your property tax record, check for errors, and make sure you’re getting every possible savings. If you’re overpaying—or just unsure—we can guide you through the process. Final Thoughts Property taxes in Cook County are high—but you might not have to pay as much as you think. With the right exemptions, you can lower your bill and keep more money in your pocket. Whether you’re a senior, a veteran, a person with disabilities, or simply a homeowner, make sure you’re not missing out. If you need help figuring out what you qualify for or want someone to handle the paperwork, contact Aaron Fox Law today. We’re here to help you save.

Why Ignoring High Assessments Can Cost More Over Time Property taxes in Cook County are a major expense for homeowners. While many property owners pay their bills without question, failing to appeal an inaccurate or inflated assessment can cost you far more than the annual overpayment. Over time, these costs add up, and you could be paying thousands of dollars more than necessary. Understanding the hidden costs of not appealing your property taxes is essential for protecting your finances. How Overassessments Happen Cook County uses a mass appraisal system to determine property values. This means the Assessor’s Office evaluates thousands of homes at once using property records, market data, and statistical models. While this system is designed to create consistency, errors are common. Common overassessment issues include: Even small mistakes can have a significant impact, especially if your home is in a high-tax area or part of a township with higher rates. The Compounding Cost of Ignoring an Overassessment When you don’t appeal a high assessment, you pay more than necessary year after year. Unlike a one-time overcharge, an inflated assessment compounds because property taxes are most likely recalculated based on the previous assessment, plus any annual increases set by local taxing districts. For example, suppose your home is overassessed by $50,000, and your combined tax rate is 2.5%. That’s $1,250 extra per year. If left unchallenged, over five years, you could pay $6,250 more than you should. The longer you wait, the more money you lose. Missed Opportunity for Exemptions Ignoring your property tax situation can also cause you to miss out on exemptions that reduce your taxable value. Common exemptions in Cook County include: Failing to apply or renew these exemptions can increase your tax bill unnecessarily. Even if your property is fairly assessed, exemptions are a direct way to reduce what you owe. Equity with Neighboring Properties High assessments also affect uniformity and equity. If your neighbors with similar homes have lower assessed values, paying a higher assessment than them is unfair. Over time, these inequities compound, meaning you consistently pay more than your fair share. Appealing your assessment ensures you’re on equal footing with comparable properties in your area. The Benefits of Filing an Appeal Filing a property tax appeal can correct errors and reduce your bill. By submitting evidence—such as updated square footage, comparable property sales, or condition documentation—you provide the Assessor’s Office or Board of Review with the information needed to adjust your assessment. Even if you don’t win a full reduction, partial adjustments can save hundreds or thousands of dollars over time. Many homeowners also discover missed exemptions during the appeal process, adding additional savings. How to Protect Yourself Timing Matters The sooner you address a high assessment, the more you save. Waiting until next year means continuing to pay at an inflated rate. Filing promptly not only prevents further overpayments but also increases your chances of a successful appeal, as records and comparable data are fresher and more accurate. Final Thoughts Ignoring high property tax assessments can silently drain your finances. Overpayments compound year after year, exemptions may be missed, and equity with neighboring properties can be lost. The costs of not appealing go beyond a single tax bill—they accumulate over time, potentially costing thousands of dollars. Taking action by reviewing your assessment, gathering evidence, and filing an appeal can put money back in your pocket and ensure you only pay your fair share. Don’t let hidden costs continue to add up—act today to protect your finances.

If you own a home or other property in Cook County, you probably know that property taxes can make up a large part of your yearly expenses. But most people don’t fully understand how those taxes are calculated. The process can feel overwhelming, but once it’s broken down into steps, it becomes easier to follow. Property taxes in Cook County are based on assessments, equalization, exemptions, and tax rates. Each step in the process affects the final amount you see on your bill. Below, we’ll walk through how property taxes are calculated in Cook County, who is involved, and what you can do if you think your bill is too high. Step 1: The Cook County Assessor Determines Market Value The first step in the property tax process is carried out by the Cook County Assessor’s Office. This office estimates the market value of every property in the county. Market value is what your property would sell for in today’s real estate market. The Assessor does not set your taxes or decide the tax rates. Instead, they determine your property’s assessed value, which is the starting point for your tax bill. For residential property, the assessed value is 10% of the market value. For example: This number is then used in the next step of the process. Step 2: Equalization by the State of Illinois To make sure property values are assessed fairly across the state, the Illinois Department of Revenue applies a number called the State Equalization Factor (also known as the “multiplier”). This factor changes each year and is applied to your assessed value. After this step, you get the Equalized Assessed Value (EAV). This number is higher than your original assessed value and is the main figure used to calculate your property taxes. Step 3: Exemptions Lower Your EAV Exemptions can reduce the taxable value of your property, lowering your bill. Some of the most common exemptions in Cook County include: Exemptions are subtracted from your Equalized Assessed Value (EAV). For example, if your EAV is $25,000 and you qualify for a $10,000 exemption, your taxable value is reduced to $15,000. Step 4: Tax Rates from Local Governments Once your taxable value is set, the final piece is applying the tax rate. Local governments—like school districts, park districts, and municipalities—decide how much money they need each year to operate. This request for funds is called a levy. The Cook County Clerk’s Office takes all the levies and divides them by the total taxable value of property in each district to calculate the tax rate. Your bill is based on your taxable EAV multiplied by this rate. This means that two homeowners with the same house value could have very different tax bills if they live in different school or park districts. Step 5: Tax Bills Sent Out by the Treasurer The Cook County Treasurer’s Office is responsible for mailing out tax bills and collecting payments. Property taxes are billed in two installments: What to Do If You Disagree With Your Assessment If you think your assessment is too high, you have the right to appeal. Appeals are time-sensitive, so it’s important to check filing deadlines for your township. (Cook County Assessor – Appeal Rules) Why It Matters Property taxes fund essential services like schools, roads, police, fire protection, and libraries. But they’re also one of the largest expenses for property owners. Understanding how your bill is calculated helps you: This knowledge can lead to real savings year after year. If you feel unsure about the process or think your property is being overtaxed, it may be wise to seek legal help. A Cook County property tax Attorney can guide you through the system, ensure deadlines are met, and maximize your chances of reducing your tax bill.

A Plain-Language Guide to Understanding Line Items, Exemptions, and Charges Every year, property owners in Cook County receive a property tax bill in the mail. For many homeowners, this bill can be confusing. Between the line items, tax rates, exemptions, and charges, it’s not always clear how the county came up with the final amount you owe. Understanding your bill is the first step to making sure you’re not overpaying. It also helps you identify potential errors and gives you the knowledge you need if you decide to file a property tax appeal. This guide breaks down the main parts of a Cook County property tax bill in plain language so you know exactly what you’re looking at. The Basics of Your Bill Cook County property tax bills are sent out twice a year: Most of the detail you’ll want to pay attention to appears on your second installment bill. Key Sections of the Bill 1. Property Information At the top of your bill, you’ll see your Property Index Number (PIN). This is the unique number used to identify your parcel of land. You’ll also see your property’s address and township. Always double-check this information for accuracy, since it links directly to your assessment records. 2. Assessed Value This section lists your property’s assessed value as determined by the Cook County Assessor’s Office. The assessed value is not the same as market value—it’s a fraction of it. In Cook County, residential property is assessed at 10% of its market value. For example, if your home’s market value is estimated at $300,000, your assessed value would be $30,000. This figure is then adjusted by state equalization and local tax rates to determine your final tax bill. 3. Equalized Assessed Value (EAV) After your initial assessed value, you’ll see something called the Equalized Assessed Value (EAV). The EAV is calculated by multiplying your assessed value by the state equalizer, which helps balance tax burdens across counties. This is an important number because most exemptions (like the Homeowner’s Exemption) are applied against the EAV, not the original assessed value. 4. Exemptions Exemptions reduce the taxable value of your home, lowering your bill. Common exemptions include: Exemptions appear as deductions from your EAV. Make sure every exemption you qualify for is listed. If something is missing, you may be paying too much. 5. Tax Rate Your property taxes don’t just go to one place. They’re divided among multiple taxing bodies, like schools, parks, libraries, the county, and your municipality. Each body sets a tax rate, and these are added together to create your total composite tax rate. Your bill will show the specific percentages and amounts going to each district. This breakdown can help you understand where your money is going. 6. Total Tax Due At the bottom, you’ll see the total amount you owe for the installment. This is the figure most people focus on, but it’s the result of all the calculations above. Spotting Errors on Your Bill Mistakes happen. Some of the most common errors on Cook County property tax bills include: Always compare your bill to your property record on the Assessor’s website to make sure everything matches. What to Do If Something Looks Wrong If you notice a missing exemption, you can usually apply for a Certificate of Error with the Assessor’s Office to correct it and receive a refund. If you believe your assessed value is too high, you may need to file an appeal with either the Assessor or the Board of Review during their open filing periods. This is where working with a Cook County property tax Attorney can be helpful. An experienced lawyer can review your bill, identify mistakes, and guide you through the appeal process to make sure you’re not paying more than your fair share. Final Thoughts Your property tax bill may look complicated at first, but once you know how to read it, you’ll see it’s just a series of calculations based on your property’s value, exemptions, and local tax rates. By taking the time to understand each section, you can spot errors, ensure your exemptions are applied, and take action if your taxes are too high. Staying informed is the best way to protect your wallet—and if you ever need help, there are professionals who focus specifically on Cook County property taxes and appeals.

If you own a home in Cook County, you may be eligible for property tax exemptions that reduce your assessed value and lower your annual tax bill. Many homeowners overlook these exemptions, missing out on significant savings. Understanding the types of exemptions, eligibility rules, and how to apply can help ensure you’re not paying more than necessary. What Are Property Tax Exemptions? A property tax exemption reduces the assessed value of your property, which in turn reduces your taxes. Unlike appeals that challenge the assessment itself, exemptions apply directly to your taxable value based on factors like age, residency, disability, or veteran status. Common Exemptions in Cook County 1. Homeowner Exemption The Homeowner Exemption is available to owners who occupy their home as their principal residence. This exemption reduces the taxable portion of your property’s value. Eligibility: Even small reductions in assessed value can lead to hundreds of dollars in annual savings. 2. Senior Citizen Exemption The Senior Citizen Exemption is designed to help homeowners aged 65 and older. It reduces the taxable value of your property, which can result in significant savings. Eligibility: This exemption is especially valuable for fixed-income seniors, helping keep property taxes manageable. 3. Senior Freeze Exemption The Senior Freeze Exemption protects eligible seniors from increases in their assessed value. It essentially “freezes” the taxable value of your property, so your property taxes do not rise solely due to assessment increases. Eligibility: This exemption can provide peace of mind by limiting unpredictable tax increases. 4. Disabled Persons Exemption The Disabled Persons Exemption is for homeowners with qualifying disabilities. Like other exemptions, it reduces the taxable portion of your property, which lowers your tax bill. Eligibility: 5. Disabled Veterans Exemption The Disabled Veterans Exemption is available to veterans with service-related disabilities. It can substantially reduce property taxes for qualifying veterans, sometimes eliminating a portion of the property tax entirely. Eligibility: How to Apply for Exemptions Why Filing Matters Even if you qualify for an exemption, failing to apply means losing potential savings. Many homeowners assume exemptions are automatic, but in most cases, you must file and provide proof to the Assessor. Missing this step can result in overpaying property taxes year after year. Working with a Professional Navigating exemptions can sometimes be confusing, especially if your property qualifies for multiple exemptions or if your situation changes. A Cook County property tax Attorney can help you: Professional guidance ensures you don’t miss out on available savings and that your property taxes are calculated fairly. Final Thoughts Property tax exemptions are an important tool for homeowners in Cook County. From the Homeowner Exemption to the Senior Freeze and Disabled Veterans exemptions, these programs can save you hundreds or even thousands of dollars annually. Understanding your eligibility, applying on time, and keeping your documentation updated ensures you take full advantage of these benefits. If you’re unsure which exemptions apply to you or want help filing, a Cook County property tax Attorney can guide you through the process, maximize your savings, and help ensure your property is fairly assessed. Don’t leave money on the table—explore your exemptions today.

A Step-by-Step Guide for Busy Homeowners If you’ve ever looked at your property tax bill and thought, “This can’t be right,” you’re not alone. Many homeowners in Cook County are overpaying on their property taxes because their property was incorrectly assessed. But the good news is, you don’t have to just accept a high tax bill. You can file an appeal to challenge your property’s assessment and potentially lower your taxes. The process might seem complicated at first, but don’t worry! This guide will break down everything you need to know—without the legal jargon—so you can navigate the Cook County tax appeal process with ease. What is a Property Tax Appeal? A property tax appeal is a way for homeowners to challenge their property’s assessed value if they believe it’s too high. The county assessor uses this value to determine how much you owe in property taxes. If your property has been overvalued, you could be paying higher taxes than you should. If you think your property assessment is too high, you can appeal to the Cook County Assessor’s Office or the Cook County Board of Review to request a reduction in your home’s assessed value. Step 1: Gather the Necessary Data The first step in any appeal process is gathering the right information. You’ll need to show that your property has been over-assessed. Here’s what you’ll need: 1. Your Property Information Make sure you have your Property Index Number (PIN), which is a unique identifier for your property. You can find this number on your property tax bill or through the Cook County Assessor’s website. 2. Comparables (Comps) One of the most important pieces of evidence is comparable sales and/or assessed data. Comps are homes similar to yours that have recently sold in your area, and similar homes that have a lower assessed value than your similar home. If those homes sold for less than the assessed value of your property, that’s strong evidence that your property might be overvalued. You can find comps through websites like Zillow, Redfin, or by contacting a real estate agent. Be sure to choose homes that are similar in size, condition, and location to your own. 3. Recent Appraisal If you’ve had a recent appraisal done on your home, you can use this as evidence. A professional appraisal provides a more accurate value for your property, which can be very helpful when making your case. 4. Photos and Documentation If your property is vacant and in poor condition, interior photos can help support your case. Clear images showing needed repairs, damage, or outdated features may demonstrate that the property is worth less than the county’s assessed value. For occupied homes, focus on exterior factors or official documents that show depreciation or needed work. Step 2: File Your Appeal Once you’ve gathered your evidence, it’s time to file your appeal. You’ll need to submit your appeal to the Cook County Assessor’s Office or the Cook County Board of Review. 1. Filing Online The easiest way to file is online. The Cook County Assessor’s Office offers an online filing system that allows you to submit your appeal and evidence electronically. This is fast and efficient, and it’s open 24/7. You’ll need to enter your PIN, upload your evidence (comps, appraisals, etc.), and explain why you think your property’s assessed value should be lowered. 2. Filing by Email If you prefer to file by email, you can send your appeal documents to assessor.onlineappeals@cookcountyil.gov. Be sure to include “Assessment Appeal” in the subject line, along with your township and lead PIN. Alternatively, you can file your appeal in person at the Cook County Assessor’s office located at 118 North Clark Street, Room 320, Chicago, IL, during normal business hours. Please note that these are the only options for filing by mail or in person, as the Assessor’s office no longer accepts mailed submissions. 3. Pay Attention to Deadlines It’s important to file your appeal before the deadline. If you miss the filing window, you won’t be able to appeal until the next assessment cycle. Keep track of important dates, and don’t wait until the last minute to submit your appeal. Step 3: Attend a Hearing (If Necessary) In many cases, your appeal can be decided based on the documents you submit. However, if the Board of Review requires more information, you will need to request a hearing when you submit your initial appeal application. 1. What to Expect at a Hearing A hearing is a formal meeting where you present your evidence in front of a panel or a representative. You may be asked to explain why your property’s assessment is too high and provide further supporting documents. Don’t worry! You don’t need to be a legal expert to attend a hearing. The panel is looking for clear, factual evidence, so just be honest and prepared with your documents. 2. Prepare Your Case Before the hearing, review all your documents. Practice explaining your evidence clearly and simply. If you’re unsure, it may help to consult a Cook County property taxes Attorney who can represent you and ensure your case is presented in the best light. Step 4: Wait for the Decision After submitting your appeal, attending the hearing (if necessary), and presenting your case, it’s time to wait for the decision. The Board of Review or Assessor’s Office will review all the evidence and make a final determination. 1. What Happens If You Win If your appeal is successful, you’ll receive a ruling letter stating they are reducing your assessed value. You will see the new lower assessed value on your 2nd installment bill for that tax year  with a lower property value. This will reduce your property tax bill, and you’ll pay less in taxes for the next year. 2. What Happens If You Lose If your appeal is denied, you have the option to file an appeal at the Board of Review. This involves taking your case to the Illinois Property Tax Appeal Board…

How to Decide if Legal Assistance is Right for Your Property Tax Appeal If you’ve received a property tax assessment notice in Cook County that seems too high, you might be considering appealing it. After all, who wants to pay more taxes than necessary? The good news is that you have the option to appeal the assessment, which could result in a lower tax bill. But here’s the big question: Should you hire a lawyer to help with the appeal, or can you do it yourself? The decision depends on several factors, including the value of your property, the complexity of the appeal, and your comfort level with handling the process. In this blog post, we’ll walk you through the key considerations that can help you decide whether hiring a Cook County property tax Attorney is the right choice for you. 1. Property Value: How Much Are You Really Paying? The first thing to think about when deciding whether to hire a lawyer is the value of your property. If your property is worth a lot of money, you may want to consider getting professional help, especially if the potential savings are significant. For example, if your property is worth $1 million and you’re paying thousands of dollars in property taxes each year, even a small reduction in the assessed value could lead to substantial tax savings. What to consider: 2. Appeal Complexity: How Difficult Is Your Case? Property tax appeals vary in complexity. Some cases are straightforward, while others require a more detailed approach, including gathering evidence, analyzing comparable sales data and comparable assessed valuation data  or even addressing issues like income capitalization or vacancy for commercial properties. The more complex your case is, the more beneficial it may be to hire a lawyer. What to consider: 3. Time and Effort: How Much Are You Willing to Invest? Filing a property tax appeal isn’t as simple as filling out a form. It takes time and effort to gather the necessary documentation, research comparable sales, comparable assessed valuations and submit your appeal before the deadline. If you don’t have the time or inclination to manage this on your own, hiring a lawyer can save you from having to deal with all the paperwork and deadlines. What to consider: 4. Risk Tolerance: What’s at Stake? When deciding whether to hire a lawyer, it’s important to assess your risk tolerance. If you represent yourself and your appeal is unsuccessful, your property taxes will remain the same. On the other hand, if you hire a lawyer and the appeal is successful, you could save money on your taxes. However, the process is not without risks. If your appeal is unsuccessful, you might not see any change in your assessment. Hiring a seasoned lawyer can make a big difference. They know the ins and outs of the process, how to argue your case, and how to present strong evidence to support it. What to consider: 5. Benefits of Hiring a Lawyer for Your Appeal Here are a few additional reasons why hiring a Cook County property taxes Attorney can be a smart decision: 6. When Self-Representation May Be Sufficient On the other hand, there are instances where self-representation can work. If your property is modest in value and the issues with your assessment are straightforward, you might not need a lawyer. Here’s when self-representation may be an acceptable option: Conclusion: Should You Hire a Lawyer? Deciding whether to hire a lawyer for your property tax appeal depends on several factors, including the value of your property, the complexity of your case, how much time and effort you’re willing to invest, and your comfort with the risks involved. If you’re dealing with a complicated case or if the stakes are high, hiring a Cook County property tax Attorney can increase your chances of success and help you secure the best outcome. At Aaron Fox Law, we focus on property tax appeals and are here to guide you through the process, from filing to hearing. If you’re ready to take action on your property tax appeal, contact us today for a free consultation. We’ll help you decide the best course of action and work to reduce your property tax burden.

What Every Commercial Property Owner Needs to Know As a commercial property owner in Cook County, you know that property taxes can be a significant expense. If your property is assessed at a higher value than it should be, you could be paying more than your fair share. The good news is that you have the right to appeal your property tax assessment and potentially lower your tax bill. But commercial property tax appeals are a bit different from residential appeals. They involve specific factors like income capitalization, depreciation, and comparables—all of which can be confusing for property owners who aren’t familiar with the process. In this post, we’ll break down the tax appeal process for commercial properties and explain the key concepts that can help you successfully lower your property taxes. What Is a Property Tax Appeal for Commercial Properties? A property tax appeal allows you to challenge your property’s assessed value—the value the county has determined for your property. This value is used to calculate how much tax you owe. If you believe your property’s assessment is too high, you can file an appeal with the Cook County Assessor’s Office or the Cook County Board of Review. Commercial property owners often face the challenge of high assessments, especially if the property has unique features or fluctuating income. That’s why it’s essential to understand the specific methods used to assess commercial properties, so you can build a solid case for lowering your assessment. Key Factors in Commercial Property Assessments When assessing commercial properties, the county uses several methods to estimate the value of your property. Here are the most common ones: 1. Income Capitalization Approach For income-producing properties like office buildings, shopping centers, and apartment complexes, the income capitalization approach is one of the most important factors used in the assessment. This approach calculates the value of the property based on its income-generating potential. The assessor looks at the net operating income (NOI) of the property, which is the income left over after deducting operating expenses like maintenance, property management fees, and utilities. This income is then capitalized using a capitalization rate, which is based on the risk and return of the property type. Why it matters: If your property’s income has decreased due to vacancy, lower rental rates, or other factors, your property’s assessed value may be too high. By showing the true income potential of your property, you may be able to reduce its assessment and lower your taxes. 2. Depreciation Depreciation can affect the market value of a commercial property, but in Cook County, it’s not automatically factored into property tax assessments. Instead, elements like age, condition, and functionality may need to be supported by an independent appraisal.  If your commercial building is older or has outdated systems, an appraisal can help demonstrate how those factors impact its market value and saleability.  Without this kind of documentation, the county may assign a value that doesn’t reflect your property’s real condition—causing you to overpay. An accurate appraisal can strengthen your appeal and help support a lower assessed value. 3. Comparable Sales (Comps) Just like residential properties, commercial properties are often assessed using comparable sales, or “comps.” This means the county looks at sales of similar commercial properties in your area to determine your property’s value. However, the challenge with comps for commercial properties is that no two properties are exactly the same. Factors such as location, size, building age, and tenant quality can all make a huge difference in the market value of a property. Why it matters: Finding the right comps is crucial to showing that your property has been over-assessed. You’ll need to make sure you’re comparing your property to others that are similar in terms of income, location, and condition. A skilled Cook County property taxes Attorney can help guide you in this analysis. How to Appeal Your Commercial Property Tax Assessment Now that you understand the key factors that affect your commercial property’s assessment, let’s go over the steps to file a tax appeal. 1. Gather Evidence The first step in filing a commercial property tax appeal is to gather evidence. This will include: This evidence will be crucial in making your case that your property has been over-assessed. 2. File Your Appeal You can file your appeal online through the Cook County Assessor’s Office or the Cook County Board of Review. The process includes submitting your evidence and explaining why you believe your property’s assessment should be lowered. Be sure to follow the filing deadlines, which are typically within 45 days for your assessor and 30 days for the Board of Review. 3. Present Your Case If you want the opportunity to present your evidence in person, you must request a hearing when you file your appeal with the Board of Review. If a hearing is granted, you’ll be able to explain your case directly and answer any questions about your evidence. Having an experienced property tax attorney with you at the hearing can be extremely helpful in presenting your case clearly and effectively. 4. Wait for the Decision Once the hearing is over, the Board of Review will issue a decision. If they agree that your property is over-assessed, they will issue a revised assessment with a lower value. This will result in a reduced tax bill for the following year. Why You Should Work With a Cook County Property Taxes Attorney Commercial property tax appeals are complex and require specific knowledge of the assessment methods used by the county. If you’re unsure how to gather the right evidence or navigate the appeal process, it’s a good idea to consult a Cook County property taxes Attorney. An experienced attorney can help you: At Aaron Fox Law, we focus on helping commercial property owners like you lower their property tax assessments and reduce their tax burdens. If you think your commercial property has been over-assessed, contact us today for a free consultation. Conclusion As a commercial property owner, overpaying on property…

As a homeowner in Cook County, you’re likely aware that property tax assessments can fluctuate over time. Every three years, the Cook County Assessor’s Office reassesses property values to ensure they reflect current market conditions. These reassessments can lead to changes in your property tax bill. Understanding how these assessments work and how to appeal them is crucial to ensuring you’re not overpaying. What Triggers a Property Tax Reassessment? Several factors can trigger a reassessment of your property’s value: It’s important to note that reassessments are not always based on recent sales data. In some cases, outdated or incomplete information may be used, leading to inflated assessments. How Reassessments Affect Your Property Taxes Your property tax bill is calculated by multiplying your property’s assessed value by the local tax rate. Therefore, if your property’s assessed value increases, your tax bill will likely rise, even if the tax rate remains the same. Conversely, a decrease in assessed value can lead to lower taxes. However, it’s essential to understand that the Assessor’s Office uses a mass appraisal system, meaning properties are assessed in groups rather than individually. This approach can sometimes result in inaccuracies, especially if the data used is outdated. Official Appeal Rules of the Cook County Assessor If you believe your property has been overvalued, you have the right to appeal the assessment. The Cook County Assessor’s Office has established official appeal rules to guide this process. Key points include: For detailed information, refer to the Official Appeal Rules of the Cook County Assessor. Steps to Appeal Your Property Tax Assessment Conclusion Property tax reassessments can significantly impact your financial obligations. By understanding the reassessment process and knowing your rights to appeal, you can ensure your property is assessed fairly. If you need assistance navigating the appeal process, consider consulting with a professional experienced in Cook County property tax assessments.

And How a Property Tax Appeal Can Help If you live in Cook County, there’s a good chance you’re paying too much in property taxes. Many homeowners don’t realize that their property’s assessed value—the number used to calculate how much tax they owe—might be wrong. Even small mistakes can lead to hundreds or even thousands of dollars in extra taxes every year. Luckily, there’s something you can do about it. This post will explain the most common assessment mistakes that lead to overpayment and how appealing your assessment can help you save money. What Is a Property Tax Assessment? In Cook County, your property tax bill is based on the assessed value of your home. The county assessor estimates how much your property is worth, then uses that number to calculate your taxes. But here’s the problem: those estimates are not always accurate. In fact, many assessments are based on incorrect or outdated information. Common Mistakes in Property Assessments Below are some of the most common errors we see in property assessments: 1. Wrong Square Footage If the county thinks your house is larger than it really is, your taxes will be higher. For example, if the assessor’s records say you have 2,000 square feet but your home is actually 1,600, you’re being taxed for space you don’t have. 2. Outdated or Incorrect Property Features Sometimes, assessors include features that don’t exist—or no longer exist—like a finished basement, a garage, or an extra bathroom. They may also list the wrong exterior construction type, such as marking a home as masonry when it’s actually just frame. If these features are wrong in your file, you should update the Assessor. 3. Bad Comparable Sales (“Comps”) The county often uses sales data from other homes in your area to decide what your home is worth. But if they use homes that are bigger, newer, or in better condition than yours, it can inflate your home’s value unfairly. 4. No Recent Updates to Reflect Changes Did your home lose value due to damage, disrepair, or vacancy? If so, your property taxes should reflect that. But unless you file an appeal, the assessor won’t know to adjust your home’s value. 5. Mass Appraisal Errors Cook County uses a mass appraisal system to assess thousands of homes at once. That means there’s no individual review of your property—mistakes are common. Thus, your neighbor can have a lower assessed value than you, and that is not fair. You should be able to tell the Assessor, “I want to have the same assessed value as my neighbor.” How an Appeal Can Fix the Problem If you think your property has been over-assessed, you have the right to file an appeal. This process allows you to challenge the county’s valuation and provide proof of your home’s actual value. Here’s how an appeal works: 1. Gather Evidence Start by collecting documents that show your home’s true characteristics—like square footage, number of rooms, or recent appraisal reports. You can also find sales data for homes like yours (called “comps”) that sold for less or or received lower assessments. This should include finding your neighbor’s and surrounding neighbors’ assessed values from homes that are similar to yours. 2. File With the Assessor or Board of Review You can file an appeal through the Cook County Assessor’s Office or the Cook County Board of Review. Each has its own deadlines and forms, so timing is important. 3. Present Your Case You’ll submit your evidence and make a case for a lower assessed value. If your appeal is successful, your assessed value will go down, and you will pay lower taxes than if you the assessed value stayed the same Why Hire a Property Tax Attorney? While you can file an appeal on your own, many people choose to hire a lawyer to help. A qualified attorney understands the appeal process and knows how to find the strongest evidence to support your claim. At Aaron Fox Law, we help clients across Chicago and Cook County lower their property taxes through targeted appeals. We know what assessors look for, and we’ve helped many homeowners and commercial property owners reduce their tax burden. You don’t need to handle this alone. If you think your property taxes are too high, speak with a trusted Cook County property tax Attorney to review your case. Don’t Wait—Appeal Deadlines Matter Each township in Cook County has a short window when appeals are allowed—usually just 45 days for assessor and 30 days for BOR. If you miss the deadline, you’ll be stuck with your current tax bill until next year. That’s why it’s important to act fast if you suspect an error. Conclusion Paying property taxes is part of owning a home—but overpaying doesn’t have to be. Many Cook County residents are taxed based on incorrect information about their homes. Whether it’s wrong square footage, outdated data, or bad comps, these mistakes can cost you big time. Filing a property tax appeal gives you the chance to correct the record and lower your tax bill. And with the help of an experienced attorney, the process can be faster, easier, and more successful. Think you’re overpaying? You might be. Reach out today to learn how Aaron Fox Law can help you take the next step toward a fairer property tax bill.