Overview of Illinois Taxes
The state of Illinois has the second highest property taxes in the country. The statewide average effective tax rate is 2.31%, more than double the national average.
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To calculate the exact amount of property tax you will owe requires your property's assessed value and the property tax rates based on your property's address. Please note that we can only estimate your property tax based on median property taxes in your area. There are typically multiple rates in a given area, because your state, county, local schools and emergency responders each receive funding partly through these taxes. In our calculator, we take your home value and multiply that by your county's effective property tax rate. This is equal to the median property tax paid as a percentage of the median home value in your county.
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Jennifer Mansfield Tax
Jennifer Mansfield, CPA, JD/LLM-Tax, is a Certified Public Accountant with more than 30 years of experience providing tax advice. SmartAsset’s tax expert has a degree in Accounting and Business/Management from the University of Wyoming, as well as both a Masters in Tax Laws and a Juris Doctorate from Georgetown University Law Center. Jennifer has mostly worked in public accounting firms, including Ernst & Young and Deloitte. She is passionate about helping provide people and businesses with valuable accounting and tax advice to allow them to prosper financially. Jennifer lives in Arizona and was recently named to the Greater Tucson Leadership Program.
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Illinois Property Tax
The state of Illinois has the second highest property taxes in the country. The statewide average effective tax rate is 2.31%, nearly double the national average. The typical homeowner in Illinois pays $4,157 annually in property taxes. In some areas, this figure can be upwards of $6,000 per year.
Part of the reason for the high property taxes in Illinois is that there are over 8,000 different taxing authorities. Property taxes in Illinois support city governments, county governments and school districts, along with a vast number of other local services and projects. Among the types of taxing districts that may appear on your property tax bill in Illinois are fire protection districts, sanitary districts, park districts and even mosquito abatement districts.
If you’re considering buying a property in Illinois, the thought of high property taxes may be a bit overwhelming. To help make the homebuying process a bit easier, take a look at our Illinois mortgage rates guide. This has important details about getting a mortgage in the Prairie State, including information specific to each county.
A financial advisor in Illinois can help you understand how homeownership fits into your overall financial goals. Financial advisors can also help with investing and financial plans, including taxes, homeownership, retirement and more, to make sure you are preparing for the future.
How Property Taxes in Illinois Work
Property tax assessments and collections in Illinois run on a roughly two-year cycle. In year one, local assessing officials appraise real estate to determine a market value for each home in their area. The assessed value of property in most of Illinois is equal to 33.33% (one-third) of the market value of the residential property. In Cook County, however, the assessment ratio is 10% on residential property and 25% on commercial property.
After local officials calculate the assessed values of properties, county boards review these values to determine if they are correct. These county boards may equalize assessed values. If they find, for example, that the property in a certain district was appraised at half of its actual value, they will apply an equalization factor of 2, doubling the assessed value of everything in the district.
Property owners also have the opportunity to protest their assessed value before the county board. If a homeowner is not satisfied with the county board’s decision, they can appeal to the State Property Tax Appeal Board or even the circuit court.
The state of Illinois also equalizes values between counties by issuing an equalization factor for each county. This ensures that assessed property values in all counties are comparable.
Property Tax Exemptions in Illinois
There are a number of exemptions that can reduce assessed value (and therefore property tax payments) in Illinois. The most significant is the General Homestead Exemption, which is available to homeowners living in their principal residence. The General Homestead Exemption is equal to a $7,000 reduction in assessed value in Cook County and $6,000 in all other counties.
Another important exemption is the Senior Citizens Homestead Exemption. This exemption is available to homeowners who are 65 years or older and can be applied to their primary residence only. It's equal to a $5,000 reduction in assessed value.
Illinois Property Tax Rates
Specific tax rates in Illinois are determined based on the total tax base, or the total value of property with a district. In the second year of the property tax cycle each taxing authority determines its levy based on the tax base and the revenue it needs. Thus, rates change each year depending on property values and revenue needs (which are typically subject to voter approval).
Usually, however, changes in rates are minor. Increases in total taxes are limited by the Property Tax Extension Limitation Law (PTELL). This law limits property tax growth that results from rising property values. In this situation revenues (and therefore tax bills) cannot grow faster than the rate of inflation (change in the Consumer Price Index) or 5%, whichever is lower.
Despite that limitation, property taxes in Illinois are quite high. The table below shows average effective property tax rates for every Illinois County.
|County||Median Home Value||Median Annual Property Tax Payment||Average Effective Property Tax Rate|
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Cook County is the largest county in Illinois and home to more than 40% of the state’s residents. Property tax rates in Cook County are actually lower than the state mark, with an average rate of 2.12% in the county compared to 2.25% for the state.
While Cook County’s assessment level of 10% for residential property is lower than the level in the rest of the state (33.33%), this difference is more or less wiped out by the state equalization factor, which was 2.9109 for the year 2018. That means assessed values as initially calculated are multiplied by 2.9109 to reach the assessed values to which taxes are applied.
Some taxpayers in Chicago actually pay rates slightly lower than those in the surrounding cities. About 20% of the revenue generated by county property taxes goes to the Chicago Board of Education. About 10.5% of the tax revenue goes to the city itself and roughly 5% goes to the county. The average Chicago homeowner ranges from around $2,400 to just under $6,000 annually in property taxes, depending on where in the city you live.
If you have questions about how property taxes can affect your overall financial plans, a financial advisor in Chicago can help you out.
A typical homeowner in DuPage County pays $6,477 each year in property taxes. That is the second highest in the state, but it is reflective of high home values in the county. The median home in DuPage County is worth $289,900, highest of any Illinois county. In fact, rates in DuPage County are about average for the state, with an average effective rate of 2.23%.
If you are looking for low property taxes in Illinois, Lake County may not be the best choice. The county, which sits to the north of Chicago, has an average effective property tax rate of over 2.84%. This is the fourth highest rate in the state. However, in absolute terms, Lake County homeowners pay more than anyone else in the state. The average homeowner in Lake County pays $7,131 in property taxes annually.
Will County sits to the south of DuPage and Cook counties and is home to one of the largest cities in the state, Joliet. Property taxes in Will County are well above both the state and national averages. The average effective property tax rate in the county is 2.66%, more than double the national average. That means that if you own a $200,000 home in Will County, you can expect to pay around $5,300 a year in property taxes.
The fifth most populous county in Illinois, Kane County also has some of the highest property taxes. The typical Kane County homeowner pays $6,015 annually in property taxes. While that's almost $2,000 more than the state average, it's also less than neighboring DuPage County, where the average payment is more than $6,400 annually.
McHenry County has a well above-average effective property tax rate compared to the statewide average, as it currently sits at 2.89%. Since the median home value is $212,600, that means the typical homeowner in McHenry County pays $6,148 in property taxes each year.
With a population of just under 300,000, Winnebago County is the seventh largest county in Illinois. It is located in the north-central part of the state and contains the state’s third largest city, Rockford. At 3.00%, the county’s average effective property tax rate is tied with Kendall County for the highest in the state.
St. Clair County
St. Clair County levies taxes on real estate to support the county government, as well as cities and schools. The average homeowner in St. Clair County pays $2,701 in property taxes annually. That’s about $1,400 below the state average.
Across the Mississippi river from St. Louis, Missouri, Madison County has lower property taxes than many of Illinois’s other highly populated counties. The average effective property tax rate in Madison County is 2.02%, which ranks just 38th in the state, and is well below the state average.
Champaign County contains the sister cities of Champaign and Urbana, as well as the campus of the University of Illinois at Champaign-Urbana. The typical homeowner in the county pays $3,391 annually in property taxes. The city of Champaign has a listed tax rate of about 8.5%, which applies to equalized assessed value (usually about one-third of market value).
Places Receiving the Most Value for Their Property Taxes
SmartAsset’s interactive map highlights the places across the country where property tax dollars are being spent most effectively. Zoom between states and the national map to see the counties getting the biggest bang for their property tax buck.
Our study aims to find the places in the United States where people are getting the most value for their property tax dollars. To do this, we looked at property taxes paid, school rankings and the change in property values over a five-year period.
First, we used the number of households, median home value and average property tax rate to calculate a per capita property tax collected for each county.
As a way to measure the quality of schools, we analyzed the math and reading/language arts proficiencies for every school district in the country. We created an average score for each district by looking at the scores for every school in that district, weighting it to account for the number of students in each school. Within each state, we assigned every county a score between 1 and 10 (with 10 being the best) based on the average scores of the districts in each county.
Then, we calculated the change in property tax value in each county over a five-year period. Places where property values rose by the greatest amount indicated where consumers were motivated to buy homes, and a positive return on investment for homeowners in the community.
Finally, we calculated a property tax index, based on the criteria above. Counties with the highest scores were those where property tax dollars are going the furthest.