Cook County Property Tax Appeal Filing Guide

Gather Your Evidence

Our Competitive Market Analysis will provide a strong foundation for your appeal, but you can absolutely supplement it for an even stronger case with:

Your Competitive Market Analysis (CMA) will be emailed to you after your Notice of Value is released on Varies by township; mailed when assessments are released.

• Professional appraisal if available (must be current within 12 months)
• High-quality photos showing property damage, wear, or condition issues
• Documentation of factors that reduce property value (flood damage, structural problems, etc.)
• Bills for recent repair work done to fix issues that were present on the assessment date

File Your Petition Online

Submit your Appeal Form petition form through the Cook County portal before the Varies by township (Assessor) and session (Board of Review) deadline.

• Visit the Cook County Property Appraiser's online portal
• Complete the Appeal Form form with accurate property information
• Optional uploading of all supplemental supporting evidence (photos, appraisals, etc...)
• Review all information carefully before submitting
• Print and save your confirmation receipt for your records

Attend Your Hearing

Present your case professionally to the Cook County Assessor's Office (first level), Cook County Board of Review (second level) or special magistrate during the hearing period.

• The county will determine if a hearing is required, sometimes cases can be resolved informally via email.
• You'll receive notice of your hearing date and time by mail or email. Hearings generally will occur via phone or zoom, but can be in person depending on the county.
• Present your evidence clearly and concisely (usually 10-15 minutes)
• Be prepared to answer questions about your property and evidence
• Bring multiple copies of all documentation for the board
• Stay respectful and factual in your presentation. County officials want to hear your case fairly.

Receive Your Decision

The board will share their decision in the weeks after your hearing is completed.

• Decisions arrives by mail or email, typically within a few weeks of the hearing
• If successful, you will receive a reduction! What happens next depends on whether your bill was due before your appeal result or after
• If you have not paid your bill yet, it will reflect a reduction once it arrives
• If your bill was already paid, you will receive a partial refund, plus interest
• If your bill is paid in installments, the subsequent payment(s) will be lowered or waived completely, depending on the amount of your reduction
• If denied, you have the right to appeal to circuit court within 30 days
• Keep all documentation for future reference and potential appeals
• Refunds are typically processed within several days after a favorable decision