Property Tax Appeal Deadlines in Chicago's West and Southwest Suburbs

Property tax bills arrived higher than expected this year? You're not alone. Homeowners across DuPage, Will, Cook, and Kane counties face the same frustration, but many miss their chance to challenge these assessments because they don't know the specific deadlines for their county.

Understanding County-Specific Appeal Deadlines

Each county in the Chicagoland area operates on its own timeline for property tax appeals. Missing these deadlines means waiting another year while paying potentially inflated taxes.

DuPage County Property Tax Appeal Timeline

DuPage County property owners have 30 days from the date assessment notices are mailed to file their appeals with the Board of Review. This typically falls between late March and early May. The county sends notices to property addresses, not mailing addresses, so check with neighbors if you haven't received yours.

For 2024, DuPage County appeals must be filed by May 3rd for most townships. Naperville, Wheaton, and Downers Grove residents should verify their specific township deadline, as some variations exist.

Will County Appeal Deadlines

Will County follows a different schedule. Property owners have 30 days from the publication date of assessment notices, usually occurring in mid-April. The 2024 deadline is May 15th for most Will County municipalities including Bolingbrook, Romeoville, and Plainfield.

Will County's Board of Review meets from May through August, hearing appeals in alphabetical order by township.

Cook County Suburban Appeal Process

Cook County's suburban areas, including Oak Lawn, Orland Park, and Tinley Park, operate under the Cook County Assessor's timeline. The first level of appeals must be filed by July 26, 2024 for the current tax year.

Cook County offers a unique two-tier system:

• Assessor's Office Appeals: July 26th deadline

• Board of Review Appeals: September 17th deadline (if unsatisfied with assessor's decision)

  
  

Kane County Property Tax Appeals

Kane County residents in Elgin, Aurora, and St. Charles have until 30 days after assessment notice publication to file appeals. For 2024, this deadline is April 30th.

Kane County's Board of Review typically begins hearings in June and continues through September.

What Happens If You Miss the Deadline?

Missing your county's appeal deadline doesn't end your options, but it significantly limits them. You can:

• Wait for next year's assessment cycle

• File a Certificate of Error if you discover factual mistakes

• Appeal to the Illinois Property Tax Appeal Board (PTAB) after paying the full tax bill

  
  

Evidence You'll Need for Your Appeal

Successful property tax appeals require solid evidence. Gather:

Comparable Sales Data: Recent sales of similar properties in your neighborhood, preferably within the last 12 months.

Property Condition Issues: Documentation of structural problems, needed repairs, or factors that decrease your home's value.

Assessment Errors: Incorrect square footage, wrong number of rooms, or inaccurate property descriptions.

Professional Help vs. DIY Appeals

Simple appeals with clear errors (wrong square footage, incorrect property details) can often be handled independently. However, complex valuation disputes benefit from professional assistance.

Property tax attorneys understand local assessment practices and can present evidence effectively. They also know which arguments resonate with specific county boards.

Filing Your Appeal: Step-by-Step

1. Obtain the correct forms from your county's Board of Review website

2. Complete all required sections - incomplete forms get rejected

3. Attach supporting documentation in the format specified by your county

4. Submit before the deadline - postmarks don't count in most counties

5. Keep copies of everything you submit

   
   

Common Mistakes That Hurt Your Appeal

Many property owners damage their cases by:

• Comparing their property to homes in different municipalities or school districts

• Using outdated sales data from more than 18 months ago

• Failing to account for property improvements when citing comparable sales

• Missing filing deadlines due to confusion about county-specific requirements

  
  

Next Steps for Your Property Tax Appeal

Time moves quickly once you decide to appeal. Start gathering evidence now, even if you're unsure about proceeding. Property records, recent sales data, and photographs of property conditions take time to compile properly.

If your property's assessed value seems disproportionate to similar homes in your area, or if you've noticed errors in your assessment details, don't let another year pass paying potentially inflated taxes. Each county's deadline approaches faster than most homeowners realize, and preparation makes the difference between a successful appeal and a missed opportunity.