Cook County Assessor Misclassified Hundreds of Properties

 Posted on August 09, 2024 in Real Estate

An investigation by the Chicago Tribune and the Illinois Answers Project found that the Cook County Assessor’s office missed critical data in 2023. The misclassifications affected at least 620 properties, resulting in serious implications for property owners in the area. The investigation found that misclassification and undervalues were common throughout Cook County.

There is a process in place for property owners who feel their property taxes are too high when compared to their neighbors’ taxes. While property tax appeals can eventually correct the problem, the process can be time-consuming and complex and can benefit significantly from an experienced Cook County, IL real estate attorney from Whitacre & Stefanczuk LTD. Our attorneys are well-versed in property tax laws and can help you pursue an appeal when your assessment is unmanageable.

How the Cook County Assessor Made Millions of Dollars in Property Tax Mistakes

While one elderly couple with the smallest home in a Cook County residential neighborhood (valued at $250,000) had their property taxes increase by more than 60 percent in 2023, another home nearby—valued at $843,000—is being assessed as vacant land. A home across the street, valued at $695,000, continues to be classified as a "garage."

The elderly couple is paying more than $3,300 in property taxes, while the other two homeowners are paying about a third of that amount or less. Yet another property about a half-mile east that recently sold for $875,000 remains classified as vacant land worth only $46,500. The owner of that property received a bill for only $787.00.   

These inequalities are apparently the result of new construction and improvements to homes and businesses being overlooked across Cook County. The investigation estimated that hundreds of millions of dollars in market value was lost in 2023. The assessor’s office had the documents and data it needed to update these properties but inexplicably had not done so.

Underassessments hurt all homeowners when some are paying more than they should while others are paying substantially less. Once the assessor’s office catches a mistake, there can be very harsh consequences, as the assessor is allowed to charge a homeowner back taxes for the past three years—even though the homeowner did nothing wrong.   

The Cook County assessor has been aware of the potential problems for six years. An internal audit offered solutions to what the assessor claimed were understaffing and bad permit data, but these solutions were never implemented.   

The investigation’s estimate of at least $444 million in property values missed in 2023 is believed to be conservative and only represents a single year. While the Cook County Assessor’s Office acknowledges the mistakes, spokespersons for the office have continually downplayed the issue. It is unclear at this point whether the Cook County Assessor will keep his job.  

What is the Process for a Property Tax Appeal?

If you feel your property has been over or undervalued, you can file a Cook County property tax appeal. The three primary reasons that residents file an appeal include:

• The property is inaccurately described—the measurements could be wrong, or the property could be misclassified.
• The property was not valued uniformly—When two or more similar homes in a neighborhood have significantly different assessed values, the property may not have been properly valued.
• The fair market value of the home is much less than the estimate from the Assessor’s Office.

A property assessment appeal can be done online through your real estate attorney. Unless you have a thorough understanding of estimated market value vs. assessed value, it is virtually always better to have professional legal help. If you are taking advantage of the appeal process, you have 30 days to file the appeal after you receive your reassessment notice.

If you miss your window of opportunity, you may have to appeal the following year. The guidelines are available online. The Illinois Property Tax Code offers further information that applies to the entire state. The kind of appeal you will file depends on the type of property.

Contact a DuPage County, IL Property Tax Appeals Attorney

Issues with your property taxes can be daunting, but they can benefit from having an experienced real estate attorney from Whitacre & Stefanczuk LTD by your side. Our practice is intimate—our goal is to remain in communication with our clients, so they feel comfortable. We are highly skilled Cook County, IL property tax appeals attorneys who treat our clients the way we would treat our own family members. To schedule your free consultation, contact Whitacre & Stefanczuk LTD at 773-622-6100. We speak Polish.