Understanding Your Cook County Assessment Notice Before Appealing

Getting your property assessment notice can feel overwhelming, but this document holds the key to understanding your property taxes. Many Cook County homeowners overpay thousands of dollars each year because they don’t know how to read their assessment notice properly.

This guide will help you understand your assessment notice, spot errors, and decide if you should appeal.

What Is an Assessment Notice?

Your assessment notice is an official document from the Cook County Assessor’s Office that tells you how much your property is worth. This value directly affects your property taxes.

For residential properties, the assessed value equals 10% of the fair market value. If your home is valued at $300,000, your assessed value should be $30,000. The problem is assessments aren’t always accurate, which means you might be overpaying.

Cook County’s Reassessment Schedule

Cook County follows a three-year reassessment cycle:

• Year 1: City of Chicago
• Year 2: South and West suburbs
• Year 3: North suburbs

In 2025, north suburbs will undergo reassessment. Knowing your area’s schedule helps you prepare for changes and potential errors.

Key Sections of Your Assessment Notice

Property Index Number (PIN)

This 14-digit number identifies your property in county records. You’ll need it for appeals and exemptions.

Property Characteristics

Check details like square footage, bedrooms, bathrooms, and lot size carefully. Errors here cost money. If the county thinks your home is 2,000 square feet but it’s actually 1,800, you’re being taxed on space you don’t have.

Estimated Fair Market Value (FMV)

This is what the Assessor thinks your property would sell for today. Compare this with recent sales of similar homes in your neighborhood.

Assessed Value

This calculates your taxes and should equal exactly 10% of your Fair Market Value. Do the math to verify.

Exemptions Applied

Exemptions reduce your assessed value. Common ones include:

• Homeowner Exemption: Up to $10,000 reduction for primary residences
• Senior Citizen Exemption: Additional savings for homeowners 65+
• Longtime Homeowner Exemption: For qualifying long-term owners

Make sure you’re getting every exemption you qualify for.

Warning Signs You Should Appeal

Watch for these red flags:

• Property value jumped 20% or more without explanation
• Wrong property details (square footage, room count)
• Missing exemptions you qualify for
• Higher assessment than comparable homes
• Property problems not reflected in the assessment

Steps Before Filing an Appeal

1. Verify property information – Check every detail on your notice
2. Research comparable assessments and sales – Look up assessments and recent sales of similar homes
3. Document property issues – Take photos of problems that lower value
4. Apply for missing exemptions – Use the Certificate of Error process
5. Check appeal deadlines – These vary by township

When to Get Professional Help

Consider hiring a Cook County property tax Attorney when:

• Your case involves complex valuation issues
• You’re dealing with commercial properties
• Previous appeals were unsuccessful
• You don’t have time for the process

Many attorneys work on contingency, meaning you only pay if they reduce your taxes.

The Appeals Process

If you decide to appeal:

1. File with the Cook County Board of Review before the deadline
2. Provide evidence (comparable sales, photos, documentation)
3. Wait 3-6 months for review
4. Receive written decision
5. Consider further appeals if unsatisfied

Common Costly Mistakes

Avoid these errors:

• Ignoring your assessment notice
• Missing appeal deadlines
• Not keeping property tax records
• Assuming the county is always right

Your Next Steps

1. Review your latest assessment notice carefully
2. Check all property details for accuracy
3. Research comparable sales and home assessments in your area
4. Look for missing exemptions
5. Mark important deadlines on your calendar
6. Decide whether to appeal yourself or get professional help

Your assessment notice directly affects your budget every year. Taking time to understand it can save you significant money. Be proactive – review your notice annually and challenge errors when you find them.

Understanding your assessment notice is the first step toward fair property taxes in Cook County.