Billing FAQs

Q: When will I see this savings?
A: You will see the savings on your 2nd installment bill for the tax year the appeal was filed.

Be aware that Cook County property taxes are paid in arrears which means you will pay next year for owning the property this year. As a result, reductions obtained in the 2024 tax year will result in a reduction on the 2nd installment tax bill received in 2025.

Q: Why did I receive an Assessor and a BOR charge?
A: Cook County townships open each year for appeals, first at the Cook County Assessor’s office (Assessor), and three to six months later they open at the Cook County Board of Review’s office (BOR). We will coordinate appeals at both of these offices for most of our clients for each tax year we are hired.

Successful reductions are billed separately as appeal results are granted by each county office. These are not duplicate invoices.

Q: How many years will this savings last?
A: Cook County Townships are divided into three Districts. Each of these districts is reassessed every three years. The savings typically last until your Township’s next reassessment. Please refer to the chart below.

Reassessment Years 2025 and 2028

Reassessment Years 2023 and 2026

Reassessment Years 2024 and 2027

Q: Why is my 1st installment bill not reflecting the reduction?
A: The 1st installment is always 55% of the previous year’s total tax bill and is unaffected by changes in assessed value. You will see the reduction on the 2nd installment tax bill for the tax year the reduction was granted.

Q: Why is the savings less than what you projected?
A: We always propose the lowest possible assessed value based on our factual analysis. However, the reviewing officials make final determinations based in part on their data and evidence.

Q: Where can I verify an appeal result?
A: For appeals filed at the Cook County Assessor’s Office: The appeal can be verified by visiting www.cookcountyassessor.com.

For appeals filed at the Cook County Board of Review: The appeal can be verified by visiting www.cookcountyboardofreview.com.

The Board of Review can take up to 30 days to update their website with appeal results. However, a determination letter is issued directly by the Board showing the revised assessed value and amount of any resulting reduction. If you have any questions about verifying your results please give us a call or send us an email.

Q: How did you calculate my estimated tax savings?
A: Estimated tax savings are calculated by measuring the reduction in total assessed value (TAV) and multiplying it by the last ascertainable equalization factor and tax rate.

(Original Assessment – Revised Assessment) x Equalization Factor x Tax Rate = Estimated Tax Savings

Q: What happens if the tax rate or Equalization Factor changes?
A: Our estimates and invoices are always based on the last ascertainable Equalization Factor and tax rate for a client’s property and exclusive of any exemptions. If the Equalization Factor or tax rate increases, which typically happens, you actually see an increase in what you saved due to the reduction you received.

Q: What will my new property tax bill be?
A: We won’t know what the post-appeal property taxes are until the equalization factor and tax rate for that tax year are released. This usually isn’t until the second installment tax bill is mailed out in the second half of the year in which the taxes become due.

Q: My property taxes are paid through escrow by my mortgage company. How and when will I see the savings from my mortgage company?
A: You should check with your mortgage company to find out what their internal policies are. You may want to provide them with a copy of the determination letter outlining the reduction in your total assessment.

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