Filing a property tax appeal in Cook County might seem straightforward. The Assessor’s Office even says you don’t need an attorney, and it’s true that the process is free and can be done online. So why would you hire a property tax lawyer to help you? The answer comes down to navigating a complex system, understanding what evidence actually works, managing strict deadlines, and knowing how to communicate effectively with government agencies. While you can file an appeal on your own, professional representation can make the process smoother and far less stressful. At Aaron Fox Law, we’ve seen firsthand how the right legal guidance helps property owners save thousands of dollars they would have missed on their own. Cook County’s Two-Level Appeal System Cook County has a unique two-level appeal process that many property owners don’t fully understand. First, you can appeal to the Cook County Assessor’s Office. If you’re not satisfied with that result, you can then appeal to the Cook County Board of Review, which is a separate agency independent of the Assessor. Here’s what makes this complex: each level has its own rules, deadlines, forms, and standards for evidence. The Board of Review is not bound by the Assessor’s decision, which means you can receive a reduction even if the Assessor denied your appeal. An experienced attorney knows how to navigate both levels strategically, often filing appeals at both stages to maximize your chances of success. Deadlines Are Strict and Easy to Miss One of the most common mistakes property owners make is missing filing deadlines. Cook County operates on a complex schedule, with 38 different townships opening and closing for appeals at different times throughout the year. Typically, you have 45 days to file an appeal after receiving your assessment notice. Miss that window, and you’ll have to wait another full year to challenge your assessment. For the Board of Review, townships open at different times, and these dates aren’t announced far in advance. A Cook County property tax Attorney tracks these deadlines for you, ensuring your appeal is filed on time at both the Assessor’s Office and the Board of Review. This is especially valuable for business owners and landlords with multiple properties across different townships. The Evidence That Actually Works The Cook County Assessor and Board of Review make decisions based on evidence, not opinions. While you might believe your property is overvalued, you need to prove it with credible, documented information. According to the Cook County Assessor’s Official Appeal Rules, you must provide specific types of evidence: For comparable sales appeals: At least three comparable properties with similar size, age, condition, and location.  For income-producing properties: Completion of the Real Property Income & Expense (RPIE) form, along with detailed income and expense statements. For property damage or condition issues: Dated photographs, contractor estimates, insurance reports, and documentation showing how the damage affects value. For appraisal-based appeals: USPAP compliant appraisals that meet Assessor standards. An experienced attorney knows exactly what evidence the Assessor and Board of Review find persuasive. They understand which comparable properties to use, how to present financial data for commercial properties, and how to format documentation to meet official requirements. This expertise often makes the difference between a denied appeal and a successful reduction. Working with Quasi-Judicial Bodies The Cook County Board of Review is described as a “quasi-judicial body” with powers similar to a court. This means the appeals process is formal, with specific rules about how evidence must be presented and what arguments are acceptable. For corporations, LLCs, and other business entities, the Board of Review actually requires representation by a licensed attorney. Individual homeowners can represent themselves, but they’re going up against a system designed to evaluate legal arguments and technical evidence. A property tax attorney speaks the language of these agencies. They know how to frame arguments, present evidence in the proper format, and communicate with Assessor analysts and Board of Review commissioners effectively. Avoiding Costly Mistakes Many property owners make errors that hurt their appeals or leave money on the table: Using poor comparable properties: Choosing homes that are too different in size, age, or condition weakens your case. Incomplete documentation: Missing photographs, failing to complete required forms, or submitting evidence that doesn’t meet official standards can result in denial. Filing only at one level: Many property owners stop after the Assessor’s decision, not realizing the Board of Review often grants additional reductions. Missing exemptions: Failing to apply for available exemptions means paying more than necessary. A property tax attorney helps you avoid these pitfalls and ensures your appeal is as strong as possible. Direct Communication and Personalized Service At Aaron Fox Law, you’ll work directly with our team from start to finish. This hands-on approach lets you ask questions, stay informed about your appeal, and receive updates directly from the people handling your case.. No Risk with Contingency-Based Representation Aaron Fox Law works on a contingency basis. This means you pay only if we successfully reduce your property taxes. There’s no upfront cost and no risk to you. This arrangement aligns our interests with yours. We’re motivated to get you the largest possible reduction because our fee depends on your savings. Peace of Mind Matters Beyond the financial savings, hiring a property tax attorney provides peace of mind. You know that your deadlines will be met, your evidence meets official requirements, and your appeal is being handled by someone who understands the system. For business owners managing multiple responsibilities, this peace of mind is invaluable. Instead of spending hours researching the appeals process and filling out forms, you can focus on running your business while your attorney handles your property taxes. Get Legal Help with Your Appeal While the Cook County Assessor’s Office is correct that you don’t technically need an attorney to file an appeal, the reality is more complex. The property tax appeal system has strict deadlines, specific evidence requirements, and two levels of review that each operate differently. An experienced property…

If your property has suffered damage from a storm, fire, flood, or another unexpected event, you may have an opportunity to lower your property tax bill. In Cook County, property taxes are based on the fair market value of your property. When that value drops due to physical damage, your assessment should reflect the decrease. However, the Assessor’s Office won’t automatically know about the loss unless you file proper documentation. Understanding how and when to file a property damage appeal can save you hundreds or even thousands of dollars in property taxes while your property is damaged or being repaired. At Aaron Fox Law, we help homeowners and business owners present strong evidence and take the right steps to make sure their property taxes match their property’s true, post-damage value. How Damage Affects Your Property’s Value The Cook County Assessor determines your property’s value based on its condition, location, and comparable sales. If your home or building has significant damage that affects its use or structural integrity, its market value may drop, sometimes dramatically. Common examples of qualifying damage include: If these issues make your property less livable or functional, the fair market value should be adjusted. However, the county won’t automatically reassess your property unless you notify them and provide evidence. Steps to File for a Damage-Based Assessment Reduction To have your assessment lowered due to damage, you’ll need to submit a formal appeal to the Cook County Assessor’s Office. The process is time-sensitive, so it’s important to act quickly after the damage occurs. Document the Damage Immediately Take clear photos and videos of the damage as soon as possible after it occurs. Include wide-angle shots showing the overall impact and close-up images that show specific details. The more complete your visual documentation, the stronger your case. Gather Repair Estimates or Invoices If you’ve already repaired the damage, collect invoices, receipts, and contractor statements showing the scope and cost of work. If repairs are still pending, get written estimates from licensed contractors showing projected costs. Complete the Catastrophic Event Appeal According to the Cook County Assessor’s guidelines, property owners can file for a Catastrophic Event Exemption by completing a Residential Assessed Valuation Appeal form. You’ll need to submit a written description of the damages and the dates when they occurred, the estimated date of completion for repairs or rebuilding, and all pertinent records such as photographs, insurance reports, building permits, and occupancy certificates. Include Insurance or Inspection Reports If you filed an insurance claim, include the insurer’s damage report or claim summary. Independent inspection reports from engineers or contractors can also strengthen your case significantly. Watch the Deadlines Typically, you have 45 days to file an appeal after receiving your assessment notice. However, for catastrophic damage, different timelines may apply. Don’t wait too long to start the process, as missing deadlines can delay or prevent your property tax relief. A Cook County property tax Attorney can help you assemble and submit your documentation correctly, ensuring your appeal is reviewed promptly and thoroughly. Understanding Temporary vs. Permanent Relief It’s important to note that property damage reassessments are often temporary. Once repairs are complete, your property’s value and tax bill may return to their prior levels. However, the period between the damage and the repair can represent a full assessment year, which means you shouldn’t have to pay taxes as if your property were in perfect condition during that time. This can result in significant savings while you’re dealing with repairs. If the damage results in permanent loss of value, such as a structure being demolished or permanently reduced in size, you may be eligible for a lasting reduction in your assessment. Why Professional Help Makes a Difference Many property owners lose out on legitimate tax relief simply because their documentation is incomplete or their timing is off. A property tax attorney can: By partnering with a property tax attorney, you increase your chances of success and ensure that your property taxes fairly reflect your property’s actual condition. Get the Relief You Deserve Property damage is stressful and expensive. You shouldn’t have to overpay in property taxes while your home or building is damaged or under repair. When damage reduces your property’s value, the Cook County Assessor can adjust your assessment, lowering your tax bill for the affected period. If your property has been damaged and you believe your assessment no longer reflects its actual value, don’t wait. Contact Aaron Fox Law to help file a proper appeal. With professional guidance and thorough documentation, you can get fair treatment and focus on recovering from the damage.

If you’ve ever looked at your property tax bill and wondered how the County came up with that number, you’re not alone. Many Cook County homeowners are confused by the difference between “market value” and “assessed value.” These two terms sound similar but have different meanings, and understanding them can help you determine whether you’re being taxed fairly. At Aaron Fox Law, we help property owners make sense of the Cook County assessment system and appeal unfair valuations. Here’s what you need to know about how market value and assessed value work, and how they impact your property taxes. Market Value: What Your Property Could Sell For Market value is what your property would likely sell for in today’s open real estate market. The Cook County Assessor’s Office defines market value as the estimated price your property would bring in a fair sale between a willing buyer and seller. This estimate is based on data such as: The Assessor’s Office updates property values on a three-year reassessment cycle. Every three years, your property’s market value is reviewed based on the most recent sales data and local trends. You’ll receive a Reassessment Notice showing the County’s new estimate of your market value. Assessed Value: The Number That Determines Your Tax Bill Assessed value is the number used to calculate your property taxes. It’s a percentage of your property’s market value, not the full amount. In Cook County: For example, if the Assessor estimates your home’s market value at $300,000, your assessed value would be $30,000 (10% of $300,000). That assessed value is then multiplied by local tax rates and adjusted by the state equalization factor to determine your final tax bill. Common Mistakes in Property Assessments The Cook County Assessor’s Office uses a mass appraisal system to estimate values. While this helps process hundreds of thousands of properties efficiently, it can lead to errors. Factors like outdated data, incorrect property details, or poor comparable sales can all result in inaccurate assessments. When that happens, property owners often find that their “market value” is higher than what their home could realistically sell for or that their home is overassessed compared to their neighbor’s home. This inflated value leads to an unfairly high assessed value and a bigger tax bill. How to Review Your Property’s Assessment You can review your property’s information and assessed value online. Look up comparable properties in your neighborhood to see how your assessment compares to similar homes. If you believe your property’s market value is higher than it should be, or if your property details are incorrect, you have the right to appeal. What You Need to File an Appeal When you file an appeal, you’re challenging the County’s estimate of your property’s market value. To properly prepare your appeal, you may need evidence such as: Appeals must be filed within the open filing period for your township, usually within 30 to 45 days of receiving your reassessment notice. Missing that deadline means waiting until your next appeal window opens. Getting Professional Help with Your Appeal While anyone can file an appeal, the process can be detailed and time-sensitive. Many homeowners lose out on savings because they don’t present the right evidence or follow all filing rules. Working with a Cook County property tax Attorney can help you avoid mistakes and strengthen your case. An experienced attorney knows how to gather and present market data, identify comparable properties, and ensure your evidence meets the Assessor’s standards. At Aaron Fox Law, we focus on Cook County property tax appeals and understand how the system works. We can help you determine whether your assessed value accurately reflects your true market value, and if not, guide you through the appeal. Know the Difference and Protect Your Wallet Market value and assessed value are closely connected, but they’re not the same. Your market value reflects what your property could sell for, while your assessed value determines how much you pay in taxes. Understanding this difference is important because it shows you exactly how your tax bill is calculated. When the Assessor gets your market value wrong, it directly inflates your assessed value and costs you money every year. If you suspect your assessment doesn’t match reality, don’t wait for your next tax bill to find out. Review your property’s assessment annually and compare it to similar homes in your area. If something looks off, you have the right to challenge it. Contact Aaron Fox Law today for a free review of your current assessment and find out whether an appeal could lower your Cook County property taxes.

Owning rental property in Cook County can be a smart investment, but it comes with its share of challenges. One of the biggest? Property taxes. Many landlords assume that higher rental income automatically means higher property assessments, but that’s not always true. Understanding how the Cook County Assessor values rental and multifamily properties can help you keep your assessments fair and your taxes under control. At Aaron Fox Law, we help rental property owners and investors review their assessments, identify errors, and file appeals when necessary. With the right approach, you can make sure your property is taxed fairly. How the Assessor Values Rental Properties Rental and multifamily properties in Cook County fall into different classes depending on their size. Buildings with six units or fewer are usually classified as Class 2 residential properties and assessed at 10% of market value. Larger rental residential buildings are classified as Class 3 and are also assessed at 10% of market value.  However, commercial properties are classified as Class 5 and are assessed at 25% of market value. The Assessor estimates your property’s market value using several methods. For smaller residential rental properties, this often means comparing your building to similar properties in your area. For larger multifamily or commercial rental buildings, the Assessor may also look at income and expense data along with comparable sales. Here’s an important point: higher rents don’t automatically increase your assessed value. The Assessor is looking at overall market value based on what similar properties would sell for, not just rental income. A building with high rent may not be overvalued if comparable properties in the neighborhood have similar characteristics and sale prices. Common Assessment Mistakes That Cost You Money Rental property owners sometimes see their assessments rise unfairly because of incorrect data or misapplied valuation methods. Some common mistakes include: These errors can result in higher assessed values and higher property taxes. Reviewing your property record and comparing it to similar properties is the first step to spotting potential overvaluation. How to Challenge an Unfair Assessment If you believe your rental property is overvalued, you have the right to file an appeal. According to the Cook County Assessor’s guidelines, you must provide credible, documented evidence showing your property’s assessed value is higher than fair market value or inconsistent with similar properties. The appeal process generally includes: Review the assessment notice to check property details and look for any mistakes in square footage, unit count, or classification. Gather strong evidence such as: File a formal appeal during your township’s open filing period, typically 30 to 45 days after receiving your assessment notice. Proper documentation is essential. Appeals that lack proper evidence or don’t follow the Assessor’s requirements are often denied automatically. Why Income Alone Doesn’t Set Your Tax Bill Many investors think that high rent or strong occupancy rates will automatically push their taxes higher. While the Assessor considers income and expense data for larger multifamily buildings, this is just one factor in determining market value. The Assessor also looks at: For larger buildings, income and expense data help estimate market value, but this estimate must be based on actual financial performance, not projected rent increases or assumptions about full occupancy. That’s why detailed documentation of your property’s real income, expenses, and condition is so important when filing an appeal. The Value of Professional Help Filing a rental property tax appeal in Cook County can be complicated, especially for larger multifamily properties. The appeal process has strict deadlines and specific documentation requirements. Small mistakes can result in denied appeals. Working with an experienced Cook County property tax Attorney makes sure your appeal follows all rules and presents the strongest possible case. At Aaron Fox Law, we: Having a professional handle your appeal helps you avoid common costly mistakes which may affect your property taxes. Review Your Assessment Today If you own rental property in Cook County, don’t leave your taxes to chance. Understanding how your property is assessed and knowing your rights to appeal is essential for protecting your bottom line. The key is staying informed and acting quickly when you spot problems. Appeal deadlines are strict, and missing that window sometimes means waiting another year to challenge an unfair valuation. Contact Aaron Fox Law today for a free review of your rental property assessment and find out how we can help you keep your property taxes fair and manageable.

If you’ve been a Cook County homeowner for years, you know property taxes can take a serious bite out of your retirement income. The good news? You’ve earned valuable tax breaks that many people don’t know about, and when you combine them strategically, the savings can be significant. At Aaron Fox Law, we work with experienced homeowners like you to make sure you’re getting every benefit you’ve earned and paying only what’s fair. Two Powerful Tax Benefits You’ve Earned Cook County recognizes your years of homeownership with two important exemptions designed specifically for residents 65 and older. The Senior Citizen Homestead Exemption reduces your home’s equalized assessed value (EAV) by $8,000, which translates directly to lower taxes. Once you qualify at age 65, the Assessor’s Office keeps this benefit active automatically each year. You won’t need to reapply, which makes it one less thing to worry about. The Senior Freeze Exemption goes further by locking in your home’s assessed value at its current level, protecting you from future increases even when property values rise around you. To qualify, you’ll need to be 65 or older, live in your home as your primary residence, and have a total household income of $65,000 or less. This one does require an annual renewal, but the protection it provides is worth the effort. Together, these exemptions can substantially reduce your annual property tax bill. However, they address only part of the equation. If your home’s initial valuation is too high, you could still be overpaying. When an Appeal Makes Good Financial Sense Exemptions and appeals work differently but complement each other well. Your exemptions reduce taxes based on your age and circumstances. An appeal challenges whether the County has accurately valued your property in the first place. Many longtime homeowners find their properties are assessed higher than comparable homes nearby. Perhaps the Assessor’s office is using outdated comparisons, or maybe recent sales in your neighborhood don’t support your current valuation. When that happens, you have every right to present the facts and request a correction. A successful appeal reduces your assessed value before your exemptions are applied, multiplying your savings. For homeowners managing retirement budgets carefully, this combination can make a meaningful difference. A Practical Approach to Maximizing Your Benefits Here’s a straightforward strategy that works well for most senior homeowners: Confirm your exemptions are in place: Check the Cook County Assessor’s website to verify both exemptions are active. Your Senior Exemption should renew automatically, but the Senior Freeze requires annual filing. If you’ve recently turned 65 or your financial situation has changed, make sure you’ve applied for everything you’re entitled to. Review your assessment carefully: When your annual assessment notice arrives, take time to examine it. Compare your home’s assessed value to similar properties in your neighborhood. You’ll often spot discrepancies that warrant a closer look. Consider appealing when the numbers don’t add up: If your assessment seems high compared to what similar homes are selling for, or if your property details are incorrect, filing an appeal makes sense. You typically have 45 days after receiving your notice to take action.  Staying organized with these dates and requirements ensures you don’t miss opportunities to reduce your tax burden. The Value of Professional Guidance You’ve handled complex decisions throughout your life, and you certainly could navigate exemptions and appeals on your own. Many people do. However, the process involves specific documentation requirements, strict deadlines, and technical rules that can be time-consuming to master. Working with an experienced Cook County property tax Attorney means you have someone who understands the system working on your behalf. A knowledgeable attorney can: This approach lets you focus on what matters most while ensuring nothing falls through the cracks. Professional representation may result in larger reductions because the evidence is properly gathered and presented. Understanding Market-Driven Assessment Changes Property values shift constantly in Cook County. Even in neighborhoods where you’ve lived for decades, new development, school changes, or market trends can drive assessments higher. The Senior Freeze protects you from these increases once you qualify, but only if your initial assessment is accurate. If you notice a significant jump in your assessed value, particularly before your Senior Freeze takes effect, don’t assume the County got it right. Your years of experience in your neighborhood often give you insight the Assessor’s formulas miss. Trust that judgment and investigate further. Making Your Retirement Dollars Go Further You’ve worked hard for your home and your retirement security. Cook County’s senior exemptions recognize your contribution to the community, while the appeals process ensures fairness in how your property is valued. Used together intelligently, these tools can save you thousands of dollars annually, money that stays in your pocket for the things that matter to you. If you’d like a professional assessment of whether you’re receiving all the tax relief you’ve earned, Aaron Fox Law provides complimentary reviews. We’ll examine your current situation and explain clearly whether an appeal would benefit you. Contact us today. You’ve earned these savings, and we’re here to help you claim them.

Property taxes hit homeowners hard. But here’s something many people don’t know: your home might be assessed for more than it’s actually worth. When this happens, you pay more taxes than you should. Studies show that thousands of homes in Cook County are overassessed every year. The good news? You have the right to challenge your assessment. At Aaron Fox Law, we help homeowners pay only what they truly owe. Understanding Cook County’s Assessment System Cook County reassesses properties every three years. When your township comes up for reassessment, you’ll get a notice showing your home’s new estimated market value. Here’s how it works: For homes, the assessed value equals 10% of the estimated market value. Then, the state applies an equalization factor to create your Equalized Assessed Value (EAV). After subtracting exemptions and applying your local tax rate, you get your property tax bill. The key point: everything starts with that estimated market value. If it’s wrong, your whole tax bill will be wrong too. Step 1: Compare Your Assessment to Reality Start by looking up your property information on the Cook County Assessor’s website. You’ll find your current assessed value and property details there. Next, research what similar homes in your area have sold for recently. Look for houses with similar square footage, lot size, age, and condition. Compare these numbers to your assessment. If your home’s assessment seems higher than what comparable homes are selling for, you might have grounds for an appeal. For example, if your home is assessed at $300,000 but three similar homes on your block recently sold for around $250,000, that’s worth investigating.  Step 2: Check for Errors in Your Property Record Sometimes assessments are wrong because the county has incorrect information about your home. Common errors include: Check your property description carefully. Compare it to your actual home. If you spot differences, take photos and gather documentation to prove the mistakes. Step 3: Gather Strong Evidence for Your Case If you decide to appeal, you’ll need solid proof. Helpful materials include: Comparable Sales: Find at least three similar homes that sold within the past year for less than your assessed value. Lower Assessed Values: Identify at least three similar homes that have a lower assessed property value than yours. Professional Appraisals: A recent appraisal from a licensed appraiser carries significant weight. Photos and Documentation: Take clear pictures that show any problems with your home’s condition or prove missing features listed in county records. Expert Reports: Reports from contractors or professionals can document issues that affect your home’s value. Step 4: Know Your Appeal Deadlines You typically have 45 days to file an appeal after receiving your reassessment notice. The exact deadline is printed on your notice and posted on the Assessor’s Assessment & Appeal Calendar. Missing this deadline doesn’t end your options. You can still appeal during your township’s appeal period with the Cook County Board of Review. Additional options include the Illinois Property Tax Appeal Board (PTAB) after local appeals are completed. Step 5: What Happens During the Appeal Process Once you file your appeal, the Assessor’s Office will review your evidence. They’ll compare your documentation to their records and sales data. This process can take several weeks to several months. If your appeal succeeds, your assessed value will be reduced. This means lower property taxes going forward. If your appeal gets denied, you still have the right to appeal to the Cook County Board of Review and potentially to the state level. You can also file a Freedom of Information Act (FOIA) request to see what evidence the Assessor used to value your property. This helps you understand their reasoning and prepare stronger future appeals. The Value of Professional Help Successful appeals can result in significant tax savings. Even a modest reduction in assessed value can save hundreds or thousands of dollars per year in property taxes. These savings continue year after year until your next reassessment. However, not all appeals succeed. The Assessor’s Office looks for clear evidence that your assessment is incorrect. Vague complaints rarely lead to reductions. That’s why working with a Cook County property tax attorney can make such a difference. We know what evidence works and how to present it effectively. How Aaron Fox Law Can Help At Aaron Fox Law, we’ve helped thousands of Cook County homeowners reduce their property tax burden. Our process includes: Take Action to Protect Your Wallet Your property taxes should reflect your home’s true value, not errors or inflated assessments. By comparing your assessed value to market reality, checking for mistakes, and filing appeals when necessary, you can ensure fair treatment. Don’t let an incorrect assessment cost you hundreds or thousands of dollars year after year. Every year, thousands of Cook County residents successfully reduce their property taxes through appeals. Aaron Fox Law is here to guide you through every step of the process, helping you challenge unfair assessments with confidence and skill. Contact us today to learn how we can help you fight back against property tax overassessment.

Making improvements to your home can increase its value and make it more enjoyable to live in. But in Cook County, remodeling can also trigger a property reassessment that increases your property taxes. Even a small renovation, such as adding a room or finishing a basement, can lead the Assessor’s Office to revalue your property. Understanding how Cook County handles home improvement reassessments and knowing your rights to appeal can help you avoid paying more than your fair share. At Aaron Fox Law, we guide homeowners through the process and help them challenge inflated valuations. What Triggers a Reassessment Outside the Regular Cycle Cook County typically reassesses properties on a three-year cycle. However, renovations and major improvements can lead to a reassessment outside of that regular schedule. Some common triggers include: The Assessor uses permit data and inspections to adjust property values when these changes occur. While these updates are meant to reflect the current market value accurately, sometimes the increase can be higher than justified. Why Your Taxes May Jump After Renovations After a reassessment, your property’s assessed value might rise, even if the improvement doesn’t add as much market value as the Assessor estimates. This can happen because: If your reassessment leads to a higher tax bill that seems unfair, you have the right to challenge it. How to Challenge Your Reassessment Challenging a Cook County property reassessment requires evidence and careful attention to filing rules. According to the Cook County Assessor’s guidelines, you must provide credible, documented evidence showing your property’s assessed value is higher than fair market value. Here’s how to approach it: Review Your Reassessment Notice Check the notice for accuracy. Make sure property details like square footage, room count, and lot size are correct. Errors here can affect the valuation significantly. Also verify that the improvements are described accurately. Collect Supporting Evidence Strong evidence can include: File a Formal Appeal Appeals must be submitted during your township’s open filing period, typically 30 to 45 days after receiving your reassessment notice. You can file online through the Cook County Assessor’s portal. Submitting a thorough, well-documented appeal increases your chances of success. Consider Professional Help Working with an experienced Cook County property tax Attorney can help you present your evidence effectively and follow all procedural rules. Tips for a Successful Appeal Focus on the actual market value added by the renovation. Not all improvements increase property value equally. A new bathroom might add less value than the Assessor assumes, especially if other homes in the area haven’t seen similar increases. Use recent comparable sales. Look for homes with similar improvements in your area that sold recently. This provides the strongest evidence for what your home is actually worth. Document everything clearly. Include photos, appraisals, contractor invoices, and cost records. The more organized your evidence, the stronger your case. Be aware of deadlines. Missing your appeal window can delay your opportunity to challenge the assessment for another full year. Common Mistakes to Avoid Many homeowners lose their appeals because of simple errors. Avoid these pitfalls: A skilled attorney can help you avoid these mistakes and strengthen your appeal. The Benefits of Working with a Property Tax Attorney While you can file an appeal yourself, the process can be technical and time-consuming. An experienced property tax attorney understands the nuances of the system. They know what evidence is persuasive and how to comply with official rules. At Aaron Fox Law, we help homeowners: Our goal is to help property owners reduce unnecessary tax increases and pay only what is fair. Take Action Before Your Window Closes If you’ve recently renovated your home in Cook County and received a reassessment notice, don’t wait. Review your notice carefully, gather your evidence, and consider filing an appeal. With the right approach and professional guidance, you can challenge an inflated valuation and potentially save thousands on property taxes. The key is acting quickly. Appeal deadlines are strict, and once your filing window closes, you may have to wait another year to challenge your assessment. Contact Aaron Fox Law today to discuss your reassessment and learn how we can help protect your investment and keep your property taxes fair.

Cook County’s property market is always changing, and those changes directly impact how much you pay in property taxes. When home prices rise quickly, or when neighborhoods experience new development, the Cook County Assessor’s Office adjusts property values to reflect those market shifts. But these updates aren’t always perfect. Sometimes assessments rise faster than the true market value of your property, leading to inflated tax bills. Understanding how market conditions affect assessments can help you spot errors early and decide when to appeal. At Aaron Fox Law, we help homeowners navigate market-driven assessment changes and file appeals when properties are overvalued. How Market Trends Shape Assessments Every three years, Cook County properties go through a general reassessment. During this process, the Assessor’s Office reviews neighborhood sales data, market trends, and comparable property information to determine fair market value. However, markets don’t move evenly. Some areas see rapid growth due to new construction or rising demand. Other neighborhoods may experience slowdowns or declining values. When the market changes quickly, assessments can lag behind reality or overshoot it. This is why even two similar homes on the same block might receive very different assessments. Rising Markets and Overvaluation When the housing market is strong, the Assessor may increase your property’s assessed value to reflect higher sales prices in your area. While this is normal, overcorrections can happen, especially if your home’s condition or size doesn’t match the new sales data used for comparison. For example, if nearby homes with major renovations sold for high prices, your property’s assessment might be pulled upward even if you haven’t made similar updates. This can cause you to pay more in property taxes than you should. Appealing the assessment with accurate evidence can help correct the error. Declining Markets and Missed Reductions When property values fall, your assessment should reflect that too. But sometimes, reassessments don’t capture market declines right away. This can happen when data used by the Assessor’s Office is outdated or based on earlier sales. If the market has cooled or your neighborhood has seen a drop in demand, it’s worth reviewing your assessment to ensure it reflects current conditions. Neighborhood Changes and Uneven Increases Market conditions don’t affect all neighborhoods the same way. Areas near downtown Chicago or newly developed suburbs often see sharp increases in demand, while other parts of Cook County remain stable. These differences can lead to uneven assessment increases. If your area experienced gentrification, redevelopment, or rising property demand, your assessment might have jumped significantly. However, if the data doesn’t fairly represent your property’s value, you can challenge it. Gathering comparable property data from homes that truly match yours is key to a successful appeal. The Role of Evidence in Your Appeal According to the Cook County Assessor’s Official Appeal Rules, you must provide credible, documented evidence showing that your property’s assessed value is higher than fair market value. The most effective appeals include: These documents help demonstrate that your property’s assessed value does not match its actual market value based on current conditions. How Professional Help Makes a Difference Appealing your assessment on your own is possible, but it can be time-consuming and complex. An experienced Cook County property tax Attorney understands how market data, neighborhood trends, and local assessment rules work together. At Aaron Fox Law, we collect and organize comparable sales and assessment data that meets official requirements, prepare appeals that comply with the Official Appeal Rules, and represent you throughout the appeal process. Having professional guidance can make the process smoother and help your appeal, especially in rapidly changing markets. Monitor Your Assessment Regularly It’s important to review your property’s assessed value each year, especially after major market shifts. Even if you appealed successfully in the past, a new reassessment could bring unexpected increases. Market conditions in Cook County can shift quickly due to new development, changing school districts, infrastructure improvements, or economic factors. Don’t Wait to Challenge an Unfair Assessment Market conditions play a major role in determining your Cook County property assessment, but they don’t always tell the full story. Rapid appreciation, slowdowns, or uneven development can all cause assessments to stray from true market value. If your property taxes have risen faster than your home’s actual value, don’t wait. Typically, you have 45 days to file an appeal after receiving your assessment notice. Missing that window means waiting until your township opens again for appeals. Contact Aaron Fox Law today for a free assessment review and find out how we can help ensure your property tax bill reflects the real market value of your home, not inflated estimates.

Buying a home in Cook County is exciting, but many new homeowners are caught off guard when their first property tax bill arrives. Even if you purchased your home at a fair market price, your assessed value (the number the Cook County Assessor uses to calculate taxes) may be higher than you expected. Understanding the difference between what you paid and what the County says your home is worth is important, and knowing when and how to appeal can save you hundreds or even thousands of dollars. At Aaron Fox Law, we help new homeowners navigate assessments and make sure their taxes reflect the true value of their property. Why Your Purchase Price and Assessed Value Don’t Always Match When you buy a home, the price you pay reflects negotiations, timing, and current market conditions. The Assessor, however, determines assessed value using sales data, neighborhood comparisons, and property characteristics. According to the Cook County Assessor’s office, “A home’s recent purchase price is sometimes, but not always, a reflection of its true market value.” This means that even if you just paid $350,000 for a home, the Assessor might value it at $400,000 for tax purposes. This happens more often than you might think, especially in areas where home values are changing quickly. The good news? A higher assessed value doesn’t mean you’re stuck with it. You have the right to appeal. When New Homeowners Should Consider an Appeal The Cook County Assessor encourages you to file an appeal if the estimated market value of your home is significantly more than what you believe your home could sell for in the current real estate market. The Board of Review also notes that if you purchased your home in the past three years in an arm’s length transaction for less than the current market value the Assessor assigned, you can use your closing documents as evidence to support a reduction. Look for these warning signs: Even newly purchased homes can be successfully appealed, as long as you can provide solid supporting evidence. Common Mistakes New Homeowners Make Many first-time buyers lose out on savings because of simple errors. Here are mistakes to avoid: Assuming your purchase price automatically sets your assessed value: The Assessor uses the same methods to estimate market values for all properties to be fair to those that have sold recently and those that haven’t. You may need to bring your purchase information to their attention through an appeal. Missing appeal deadlines: Each township has its own schedule, and if you’re new to the area, these dates can be easy to miss. Mark your calendar as soon as you receive your assessment notice. Not providing enough evidence: Appeals need credible documentation. You’ll need actual sales data from comparable properties, photographs, and potentially closing documents or a USPAP compliant professional appraisal. Filing with incomplete information: Appeals that don’t follow the Official Appeal Rules or lack proper documentation may not receive the reduction you deserve. Avoiding these mistakes significantly increases your chances of success. Why an Appeal Can Make a Real Difference A successful appeal lowers your assessed value, which directly reduces your property taxes. For new homeowners, this can make a significant financial difference, especially in your first few years of ownership. You can also combine an appeal with applicable exemptions. Most homeowners qualify for the Homeowner Exemption, which reduces your home’s EAV by $10,000. When you stack that with a successful appeal, your savings multiply. The Value of Professional Help You can file an appeal on your own, however, the process involves specific documentation requirements, strict deadlines, and technical rules. A property tax attorney can: At Aaron Fox Law, we can help new homeowners reduce property taxes while staying fully compliant with Cook County regulations. Take Action Now If you recently purchased a home in Cook County, don’t wait until your next tax bill arrives to review your assessment. The sooner you compare your assessed value to your purchase price and recent neighborhood sales, the sooner you can identify potential savings. Check your assessment notice carefully, gather your closing documents and information about comparable home sales, and consider filing an appeal if your home appears overvalued. Contact Aaron Fox Law today for a free strategy session. We’ll help you understand whether an appeal makes sense for your situation and guide you through the process. Protecting your budget starts with making sure you pay only your fair share.