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Why homeowners use Cook County Appeal
Most Cook County assessors overvalue homes. Property tax agents take away 30-50% of your savings! Appealing without the right evidence is throwing darts in the dark. Cook County Appeal gives you the missing piece: property specific comps you can use to win your appeal...and keep all the savings yourself!
Why you should appeal your Cook County property assessment yourself
Nobody can represent your interests better than you. All you need is evidence to prove your claims. Once you present the Cook County Assessor's Office with the right set of comparable properties ("comps"), your chance of getting a reduction instantly increases.
You could hire a property tax consultant to appeal for you. However, homeowners who represent themselves with valid evidence are more likely to get larger reductions! In Cook County, homeowners who appealed themselves had significantly higher success rates compared to agent-represented appeals.
How much can you expect to save?
In Cook County, successful appeals can save homeowners hundreds to thousands of dollars annually. You can find out how much you could save for FREE! Just enter your address and get your savings estimate!
Understanding Cook County's 3-Tier Appeal System
Cook County property owners have multiple opportunities to appeal their assessments through a structured three-tier system:
Cook County Assessor's Office
The first level of appeal. File directly with the Cook County Assessor's Office within 30 days of receiving your assessment notice. This is your best opportunity for a quick resolution.
Cook County Board of Review
If unsatisfied with the Assessor's decision, appeal to the Board of Review. This three-member board reviews assessments and has the authority to make changes. Deadlines are strict - typically within 30 days of the Assessor's decision.
Property Tax Appeal Board (PTAB)
The final state-level appeal option. PTAB is a quasi-judicial body that hears appeals from across Illinois. File within 30 days of the Board of Review decision. This is your last chance for administrative review.
Important Cook County Appeal Deadlines
- Assessor's Office: Typically 30 days from assessment notice
- Board of Review: 30 days from Assessor's decision
- PTAB: 30 days from Board of Review decision
Get your Cook County Appeal in 3 steps
Search Your Property
Enter your Cook County property address or PIN to find your assessment details
Get Evidence Report
Receive a comprehensive report with comparable properties that support a lower valuation
File Your Appeal
Use our evidence to file your appeal with the Cook County Assessor's Office or Board of Review
Understanding Comparable Properties
Comparable properties, or "comps," are the foundation of a successful property tax appeal. They provide the evidence you need to prove that your property is overassessed.
Sales Comps
Properties similar to yours that have recently sold for less than your assessed value. These show current market conditions and provide strong evidence for lowering your assessment.
- Recently sold properties (typically within 12 months)
- Similar size, age, and condition
- Same neighborhood or comparable area
- Similar lot size and features
Equity Comps
Properties similar to yours that are assessed by the county for less than your property. These demonstrate inequity in the assessment process and are particularly powerful in Cook County.
- Similar properties with lower assessments
- Same assessment year
- Comparable location and characteristics
- Shows assessment inconsistency
How Cook County Appeal Finds Your Comps
Our proprietary technology analyzes thousands of Cook County properties to find the strongest comparable properties for your appeal. We consider:
Location
Neighborhood boundaries and market areas
Property Characteristics
Size, age, condition, and features
Market Data
Recent sales and assessment trends
Cook County Rules
Local assessment guidelines and requirements
Cook County DIY Appeal Process
Filing your own property tax appeal in Cook County is straightforward when you have the right evidence. Here's your step-by-step guide:
Gather Your Evidence
Start by obtaining your evidence report from Cook County Appeal. This includes:
- Comparable sales data
- Equity comps showing assessment inequity
- Property analysis and recommended value
- Map showing comp locations
- Detailed calculations for your appeal
File with Cook County Assessor
Submit your appeal to the Cook County Assessor's Office:
- File online through the Cook County Assessor's website
- Include your property PIN and evidence report
- Submit within 30 days of receiving your assessment notice
- Keep copies of all submitted documents
Prepare for Hearing (if needed)
If your case requires a hearing:
- Review your evidence report thoroughly
- Practice presenting your case
- Bring printed copies of your evidence
- Be prepared to answer questions about your property
- Stay professional and focused on the facts
Board of Review (if needed)
If unsatisfied with the Assessor's decision:
- Appeal to the Cook County Board of Review within 30 days
- Submit additional evidence if available
- Attend the Board of Review hearing
- Present your case clearly and concisely
PTAB (Final Option)
As a last resort, appeal to the Property Tax Appeal Board:
- File within 30 days of Board of Review decision
- Submit a written petition with all evidence
- PTAB will review your case administratively
- This is your final administrative appeal option
Success Tips for DIY Appeals
Meet Deadlines
Cook County deadlines are strict. Mark your calendar and file on time.
Stay Organized
Keep copies of everything. Document all communications and submissions.
Focus on Facts
Stick to property data and comps. Emotional arguments don't work.
Be Confident
You know your property best. Present your case with confidence.
Frequently Asked Questions (FAQ)
What is Cook County Appeal?
+Cook County Appeal is a technology platform for finding the right set of comparable properties for your property tax appeal. We get you the best set of equity comps and/or sales comps so you stand a higher chance of getting a reduction on your appraised value!
What is an evidence report?
+Your evidence report contains comparable properties - properties that are similar to yours but were either sold for less than your home's market value ("sales comps") or were appraised by the county for less than yours ("equity comps"). Based on public and vendor sourced data, our proprietary technology factors in several comparable properties to arrive at a "recommended value" for your property. We also show the locations of these comps on a map. More importantly, your evidence will contain detailed calculations, enough to convince the assessor to lower your property's appraisal!
How does the Cook County appeal process work?
+Cook County has a three-tier appeal system: 1) Cook County Assessor's Office (first level), 2) Cook County Board of Review (second level), and 3) Property Tax Appeal Board (final state level). Each level has specific deadlines and requirements. Our evidence reports are designed to work at every level of this process.
Will somebody from Cook County Appeal come to assess my property?
+No, we don't need to assess your property in person. We have developed proprietary technology that can get the task done without ever setting foot on your property. Cook County Appeal generates your evidence online, with just a few taps and clicks.
Isn't a higher appraised value better?
+This is a common misnomer! Your tax appraisal has nothing to do with your property's market value, if you were to actually put it out in the market to sell. Lowering your tax appraised value just means lower property taxes.
Who represents me at the hearing?
+You do! Nobody can represent your interests better than you. All you need is evidence to prove your claims. That you got here! We do not appear for you at the hearings. Our goal is to empower homeowners to protest by themselves, so they can keep more of the savings! Homeowners purchase comps on Cook County Appeal and file the protest themselves. In fact, protest data reveals homeowners who protest by themselves get more reductions quicker!
Do you take away a percentage of my property tax savings?
+Nope! We charge a low flat fee! We don't take away your savings. You read that right! You get to keep all of your savings! Our evidence reports are fixed price and they come with a 100% Money Back Guarantee! We are absolutely confident you will get a reduction with our evidence. In the rare case that you don't, contact us for a full refund!
I am a first time homeowner. What evidence should I produce?
+If you are a new homeowner and you purchased your home in the past year, all you need to do is present the Cook County Assessor with your sale deed, clearly showing the sale date and sale price. The Assessor generally brings down their market value to match your sale price. This holds good for new constructions or existing homes with no repairs needed. No need to look for comps!
My assessed value is lower than your recommended value. Do I still need to protest?
+While you may not realize immediate savings, it will pay off in the long run. Protesting your home's value must be an annual activity. You may not realize savings some years. But homeowners who consistently protest each year can keep their home's annual appraised value low and realize savings in the long run. While the Cook County Assessor claims that they assess the market value of each property independently of the previous year's value, that may not be true in all situations. If the real estate prices head downward next year, then you will thank yourself for protesting and lowering your appraised value this year! So, go ahead and file your protest online. You have nothing to lose! Our reports are backed by our money back guarantee!