Property taxes in Illinois, besides being levied at exorbitant rates compared to most other states, are dizzyingly complicated. It's even worse for homeowners in the most populous county in the state, Cook County. I've always said the Illinois property tax system could be sufficiently explained in a 3-credit hour college course, but since most of us care but not THAT much, I'm breaking it down to what you as a current or prospective homeowner need to know.
Timing
Property taxes in Illinois are paid one year in arrears. So the taxes everyone is paying in 2012 are the taxes levied against the property from the calendar year 2011. The county treasurer sends out the bills in the spring (exact date depends on which county) and the bill is due in two installments, such as half on June 2 and half on September 2. The only exception, of course, is wonderful Cook County where the first installment bill is estimated based solely on the prior year's bill, sent out in February(ish), due March 1 (usually), and the actual tax amount is not figured out until they get their act together in the fall, when they send out the second installment bill which is due in November...ish.
Property taxes in Illinois are paid one year in arrears. So the taxes everyone is paying in 2012 are the taxes levied against the property from the calendar year 2011. The county treasurer sends out the bills in the spring (exact date depends on which county) and the bill is due in two installments, such as half on June 2 and half on September 2. The only exception, of course, is wonderful Cook County where the first installment bill is estimated based solely on the prior year's bill, sent out in February(ish), due March 1 (usually), and the actual tax amount is not figured out until they get their act together in the fall, when they send out the second installment bill which is due in November...ish.
In Illinois we have a quadrennial reassessment schedule (triennial in Cook), which means every four years (three in Cook) each property is re-evaluated individually (supposedly) for changes in value. This is supposed to be more accurate than the generalization method they use in the "off" years. All assessment schedules are available on your assessor's website - check my Links page to find yours.
Who's Who?
The determination and collection of property tax is divided among a number of government bodies. The township assessor determines your property's value. The county assessor compiles all the information from the township assessors. The treasurer determines the tax rates, issues the bill and collects the money. The clerk takes over collection efforts on unpaid taxes and handles any tax sales.
The determination and collection of property tax is divided among a number of government bodies. The township assessor determines your property's value. The county assessor compiles all the information from the township assessors. The treasurer determines the tax rates, issues the bill and collects the money. The clerk takes over collection efforts on unpaid taxes and handles any tax sales.
Valuation
All property taxes start with the assessor's estimate of your property's value. They gather data from recently sold properties and apply that information in a very general fashion to arrive at their estimate. This is referred to as your "Estimated Market Value." This can be (and often is) inaccurate, so you are given a window of time after your assessment letter is mailed to you during which you can appeal your assessed value for that tax year. Keep in mind when you receive an assessment letter you're looking at the assessor's estimated value of your property as of January 1 of the billing year. So the 2012 assessment letter shows what they think your property was worth as of January 1, 2012. It's based on comparable sales from the calendar year 2011, going as far back as three years if more sales data is needed. If you think your property was worth less than they do as of that date, you can appeal.
All property taxes start with the assessor's estimate of your property's value. They gather data from recently sold properties and apply that information in a very general fashion to arrive at their estimate. This is referred to as your "Estimated Market Value." This can be (and often is) inaccurate, so you are given a window of time after your assessment letter is mailed to you during which you can appeal your assessed value for that tax year. Keep in mind when you receive an assessment letter you're looking at the assessor's estimated value of your property as of January 1 of the billing year. So the 2012 assessment letter shows what they think your property was worth as of January 1, 2012. It's based on comparable sales from the calendar year 2011, going as far back as three years if more sales data is needed. If you think your property was worth less than they do as of that date, you can appeal.
Rates
The overall tax rate levied against your property is a cumulative total of all the taxing districts in which the property is located - everything from the village, school district, water reclamation district, library district, mosquito abatement district (seriously), etc. Each taxing body determines how much money they need for that year and turns that number in to the treasurer, who adds everything up, determines the tax rates, and issues the bills. Overall tax rates vary widely, from the lowest at around 6-7% (Orland Park, Cook County) to the highest at 18% (Park Forest, Cook County) or more. As for what that percentage means...
The overall tax rate levied against your property is a cumulative total of all the taxing districts in which the property is located - everything from the village, school district, water reclamation district, library district, mosquito abatement district (seriously), etc. Each taxing body determines how much money they need for that year and turns that number in to the treasurer, who adds everything up, determines the tax rates, and issues the bills. Overall tax rates vary widely, from the lowest at around 6-7% (Orland Park, Cook County) to the highest at 18% (Park Forest, Cook County) or more. As for what that percentage means...
Formulas
Your actual tax bill is calculated by multiplying your overall tax rate by your equalized assessed value (EAV). In most counties, EAV is calculated by taking the estimated market value, dividing by three, and subtracting any exemptions (more on that in the next section). So if your estimated market value is $100,000 and your overall tax rate is 9%, it would look like this:
Your actual tax bill is calculated by multiplying your overall tax rate by your equalized assessed value (EAV). In most counties, EAV is calculated by taking the estimated market value, dividing by three, and subtracting any exemptions (more on that in the next section). So if your estimated market value is $100,000 and your overall tax rate is 9%, it would look like this:
Estimated Market Value / 3 = Assessed Value
Assessed Value * Tax Rate = Tax Amount
Assessed Value * Tax Rate = Tax Amount
100,000 / 3 = 33,333
33,333 * .09 = $2,999.97
33,333 * .09 = $2,999.97
If the property is your primary residence, you are eligible for a Homeowner Exemption which is knocked off of the Assessed Value before applying the tax rate:
100,000 / 3 = 33,333
33,333 - 6,000 = 27,333
27,333 *. 09 = $2,459.97
33,333 - 6,000 = 27,333
27,333 *. 09 = $2,459.97
In this example, the homeowner exemption saves the owner about $500/yr. There are other exemptions including for seniors, people with disabilities, etc. The higher the tax rate, the larger the impact your exemptions will have.
Cook County, the ever-exception, does things differently. There, the formula looks like this:
Estimated Market Value / 10 = Assessed Value
Assessed Value * Equalization Factor = Equalized Assessed Value
Equalized Assessed Value - Exemptions = Taxable EAV
Assessed Value * Equalization Factor = Equalized Assessed Value
Equalized Assessed Value - Exemptions = Taxable EAV
100,000 / 10 = 10,000
10,000 * 3.3 = 33,000
33,000 - 6,000 = 27,000
27,000 * .09 = $2,430
10,000 * 3.3 = 33,000
33,000 - 6,000 = 27,000
27,000 * .09 = $2,430
For a more detailed explanation about the Equalization Factor... Don't bother. Really, just don't bother. It's complicated, confusing, and there's nothing you can do about it.
Appeals
As I mentioned, you can appeal the assessor's estimate of your market value. This is something best left to the pros because of the complexity of the tax code. This is the one area in which it's GOOD to be in Cook County. Their appeal process is much easier, so there are tons of attorneys who specialize in property tax appeals and will represent you on a contingent fee basis, meaning they are paid a percentage of the reduction amount. As of this year, you can even appeal your assessment online. But in all the other counties, the appeal process is painstaking if the assessor disagrees with your case, and you're probably on your own since it generally isn't worth an attorney's time to put in all the work that would be required. But regardless of what county you're in, you can appeal the taxes based on overvaluation (meaning comparable sales indicate a value lower than the amount the assessor assigned), lack of uniformity (meaning other similar properties are assessed at lower values), vacancy (if the property is uninhabitable), and a number of other reasons. You can also file a certificate of error if you did not receive an exemption to which you were entitled, even after the bill in question has been paid.
As I mentioned, you can appeal the assessor's estimate of your market value. This is something best left to the pros because of the complexity of the tax code. This is the one area in which it's GOOD to be in Cook County. Their appeal process is much easier, so there are tons of attorneys who specialize in property tax appeals and will represent you on a contingent fee basis, meaning they are paid a percentage of the reduction amount. As of this year, you can even appeal your assessment online. But in all the other counties, the appeal process is painstaking if the assessor disagrees with your case, and you're probably on your own since it generally isn't worth an attorney's time to put in all the work that would be required. But regardless of what county you're in, you can appeal the taxes based on overvaluation (meaning comparable sales indicate a value lower than the amount the assessor assigned), lack of uniformity (meaning other similar properties are assessed at lower values), vacancy (if the property is uninhabitable), and a number of other reasons. You can also file a certificate of error if you did not receive an exemption to which you were entitled, even after the bill in question has been paid.
Buying and Selling Property
There are special concerns with regard to property taxes when transacting property. When buying, it's important to look at the tax amount on the listing sheet of each property you're considering. One twelfth of that amount will be collected by your mortgage company with your mortgage payment each month, deposited into an escrow account, and used to pay the bill when it comes due. So the tax amount has a direct impact on the amount of your payment. When looking at the tax amount, keep in mind that the number and size of any exemptions held by the previous owner may be different than the exemptions for which you will qualify. The listing should indicate any exemptions applied, but as usual there can be errors and this information should be verified by looking up the property on the county treasurer's website.
There are special concerns with regard to property taxes when transacting property. When buying, it's important to look at the tax amount on the listing sheet of each property you're considering. One twelfth of that amount will be collected by your mortgage company with your mortgage payment each month, deposited into an escrow account, and used to pay the bill when it comes due. So the tax amount has a direct impact on the amount of your payment. When looking at the tax amount, keep in mind that the number and size of any exemptions held by the previous owner may be different than the exemptions for which you will qualify. The listing should indicate any exemptions applied, but as usual there can be errors and this information should be verified by looking up the property on the county treasurer's website.
Because taxes are paid a year in arrears, some math has to be done at the closing table to square up the buyer and seller. For instance, assume a house is scheduled to close on July 1, 2012. The 2011 tax bill is $3,000, and the owner has paid the first installment ($1,500) which was due June 1, 2012. The buyer will own the property when the second installment of 2011 taxes comes due on September 1, but that tax bill is from 2011 when the seller owned the property. So the seller gives the buyer a credit for that amount ($1,500) - meaning the amount of money the seller takes from the closing will be reduced by $1,500, and the amount of money the buyer brings to the closing will be reduced by the same amount. Further, the seller has owned the house for six months of 2012, so they have to settle up with the buyer for another half-year of taxes. The 2012 tax bill won't be issued until almost a year after this closing, so they estimate the 2012 bill by taking the 2011 bill and adding 5-10% (this is a point of negotiation during the offer stage), and a credit is given to the buyer. For this reason, the amount of money a buyer needs to bring to the closing is often less than what they expected, and the amount a seller takes from the closing may be less than they expected too. Remember that as a seller, you have a balance in your lender's escrow account which is earmarked for taxes, and those funds should be released to you or applied toward your closing costs.
It's been said that the two things you can never avoid are death and taxes, and in this case that statement is certainly true. Any unpaid property taxes will turn into a lien on the property that will bump any other liens (including mortgages) into second place. So make sure you pay your taxes, but more than that, pay attention to make sure you're not paying too much!
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