Chicago Property Tax Hike: Getting Closer…

Chicago Property Tax Hike: Getting Closer...We’ve all heard about the City of Chicago’s proposed property tax increase to cover a gaping hole in the budget.

As Thomas Corfman of Crains Chicago reported on July 29, 2015, more and more city aldermen are getting on board the property tax hike train, which could amount to $250 million: a 32% year-over-year increase from the property tax levy in 2014.

An excerpt of his article:

“‘In normal times there would be mighty resistance (to a big property tax hike), but the aldermen and public as a whole have become educated as to just how dire the city’s financial situation is,’ said Ald. Joe Moore, 49th, who was elected in 1991 and ranks third in seniority on the council. ‘While there will still be considerable political blowback on a property tax vote, I don’t think it is fatal because the alternatives are worse.’

“Support for a city income tax as an alternative to a property tax hike is growing, said Ald. Roderick Sawyer, who represents the 6th Ward on the South Side. But such a solution would require a change in state law, and wouldn’t come quickly, if at all. In the meantime, while smaller tax hikes and budget savings will help, consensus is growing on the council that a big property tax hike will be necessary, aldermen say.”

Never a Better Time to Appeal Your Property Tax Assessment

The above serves as yet another reminder to appeal your property tax assessment, both at the Cook County Assessor’s Office and at the Board of Review. If you don’t, you may pay more than your fair share of property taxes.

Contact us to get a free property tax reduction estimate

Cook County Board of Review Opens 2015 Appeal Session

The Cook County Board of Review has opened the 2015 appeal session for the first group of townships. The deadline to file a complaint is 9/1/15. Below are the townships that are currently open:

  • Berwyn
  • Calumet
  • Cicero
  • Lemont
  • River Forest
  • Riverside
  • Norwood Park
  • Oak Park

Contact Us to Learn More

Why Have a Pro Review Your Property Tax Assessment

Why Have a Pro Appeal Your Property TaxesAs always, Cook County property taxes are on the rise and the only way to combat that dreaded second installment tax bill is by lowering your property tax assessment.

In a perfect world, you’d have time to handle the stress of the job, family responsibilities and right on time drop off an expertly formulated argument for a reduction in total assessment without breaking a sweat.

The only problem: we don’t live in a perfect world and everyday demands come before we consider our property tax bills, until July first rolls around and it’s too late by then. Now you can get rid of the hassle and the frustration of this process by hiring a company to handle this annoying but necessary task.

Don’t Pay More than You Have To

Having a professional company review your property tax assessment annually is your best bet to ensure that you’re fairly assessed and aren’t paying more in property taxes than you have to.

When looking for a professional company to hire, consider:

  • How long they’ve been in business
  • Their success rate
  • Their reputation

Professionals with years of expertise will know the best strategy to use when appealing your property taxes and what exemptions you should be aware of for even more savings on the second installment.

No Risk

If you’re not sure whether there’s an argument to make for appealing your property tax assessment, it won’t cost you anything for most professionals to perform an analysis on your home or any additional properties you may own because they work on contingency.

All it takes is a few minutes to fill in some basic information and within 24 hours they will contact you with the results of our analysis. If there is an argument to be made, and you’re interested in using us, our property tax appeal service will appeal on your behalf on a contingency basis: no costs up front.

Avoid Wasting Time

Kensington is in the business of successfully appealing property tax assessments with special expertise in Cook County. We handle the paperwork and manage the deadlines so you don’t have to. No one wants to spend their precious free time tracking appeal deadline dates, finding comparable properties or “comps,” or waiting around in county offices.

Because property tax assessments and policies change annually, let a professional at least review your total assessment every year. Click on the link at the bottom for a free analysis from a company who is in the business of making sure you’re not paying more in property taxes than you have to and who wants to keep your free time free for what is really important to you.

Contact us to for a complimentary property tax assessment

Cook County Triennial Assessments: What You Should Know

Cook County Triennial AssessmentsDid you know that properties in each Cook County township are re-assessed every three years (they refer to this as the “triennial re-assessment)?

Here’s what these triennial assessments mean for you:

  • If you’re in the first year of a triennial re-assessment period, it’s critical that you appeal your property taxes right away as the results will affect you for the next three years
  • If you haven’t appealed your property taxes in the last three years, you may be able to achieve hundreds or thousands of dollars in property tax reductions if you appeal this year
  • If you’ve appealed sometime in the last three years and haven’t been re-assessed since, there’s still an opportunity to achieve a further property tax reduction as other property tax variables change each year (many other properties are sold/purchased and appealed)
  • If you’ve appealed this year with the Assessor’s Office, you may be able to achieve further property tax reductions by also appealing with the Cook County Board of Review
  • Click here for the most recent Cook County triennial assessment calendar

Contact us to learn more about triennial assessments and appealing your Cook County property taxes

Appealing Your Property Taxes at the Cook County Board of Review

Cook County Property Tax AppealDid you miss your window to appeal your property taxes with the Cook County Assessor, or did you file an appeal with them only to have it denied?

You only have a month to appeal and the Cook County Assessor’s Office only sends out one assessment notice to a homeowner when the window to appeal opens for your township.

Don’t Panic

If so, remain calm: you can appeal when the Cook County Board of Review opens their window for your township in the second half of this year. Their purpose: “Ensuring Fair and Timely Review of Property Assessment Appeals throughout Cook County.” As it states in their mission statement, “The Board of Review serves to be an impartial judge of property assessments; a separate office to provide a check and balance to the Assessor’s Office which is responsible for initially determining your total assessment.”

The Board of Review has the authority to reduce your property tax assessment and our clients were successful 77% of the time last year with appeals through their office. Board of Review property results come 3-6 months after their appeal window closes. Have no fear: even if you receive results in the new year your new revised assessment will be applied to your second installment tax bill!

Why Appeal Twice, Each Year

Even if you did appeal your property taxes with the Cook County Assessor, an additional reduction is still possible by also appealing with the Board of Review. Our clients’ more than 10,000 successful appeals include many instances of achieving property tax reductions at both the County Assessor and the Board of Review.

And, because so much changes from year to year, we recommend that you appeal every year with both the Cook County Assessor and Board of Review, especially in the first year of each township’s triennial reassessment.

What Are You Waiting For?

Since there are no costs and absolutely no risk, all Cook County homeowners should consider appealing their property taxes at these offices. Consider also using a service like ours: no upfront costs, no risks and we track all the deadlines at both offices so you don’t have to.

Contact us for a free estimate on what your property tax appeal reduction could look like if appealed with the Cook County Board of Review

Where Do Cook County Property Taxes Go?

The second installment of property tax bills are out now. Where does your money go?

Cook County Property Taxes from 2000-2010

Where do Cook County property taxes go?According to findings by The Heartland Institute, Cook County property tax collections rose from $7.89 to $11.69 billion (a 48% increase) from 2000 to 2010, which is twice the rate of inflation during that period. Property taxes levied by Cook County government remained flat, so here’s where the increases came from:

  • Suburban municipalities: 75% property tax increase
  • Taxing agencies located within the City of Chicago: 44% property tax increase
  • Metropolitan Water Reclamation District: 29% property tax increase
  • School districts: 58% property tax increase with 27 more than doubling their levies

Read more from The Heartland Institute

Cook County Property Taxes Today

Cook County Property Tax Bill ExampleEach property tax installment bill identifies exactly where your property taxes go. See an example Cook County property tax bill here.

Each property tax bill is different as it identifies spending in your township and also identifies your exemptions.

Here’s a link to the Cook County Treasurer’s website that allows you to see specific taxing districts.

Cook County Property Taxes in 2015 & Beyond

According to The Civic Federation, here’s what 2015’s property taxes are expected to pay for in 2015 (you will receive these bills in 2016):

  • City of Chicago – $862.9 million: 45% for debt service, 41% for pensions, 9% for the Chicago Public Library and 4% for City Colleges debt service
  • Chicago Public Schools – $2.2 billion: 93% for the general fund, 5% for the Workers and Unemployment Compensation Tort Immunity Fund, and 2% for Public Building Commission lease and debt service payments
  • Cook County – $741.6 million: 30% for the Bond and Interest Fund, 26% for The Public Safety Fund, 21% for the Health Enterprise Fund, 18% for the Pension Fund, and 4% for Corporate and Election Funds

Read more from The Civic Federation

Chicago Asking for More

According to an article in Crain’s, City of Chicago Mayor Rahm Emanuel is expected to request an additional $328.6 million to fund the police and firefighter pension fund. A decrease from the state mandated contribution of $550 million. Even with the decreased contribution, 25-72% of this cost is expected to come from property tax increases. This equates to a 30% increase in your property tax bill starting next year.

Read the whole Crain’s article here

How to Minimize Your Property Tax Payments

If you want to avoid paying more than you have to and to ensure a fair assessment of your home’s value, you’ll want to appeal your property taxes taxes with both the Cook County Assessor’s office when your township’s appeal window is open as well as later in the year with the Cook County Board of Review.

Get your free property tax reduction estimate