Real Estate Property Tax Appeal FAQs
Why hire an attorney to appeal my taxes?
In Cook County, an attorney can file a property tax appeal before multiple forums in any given tax year; giving you more than one chance to win your appeal. A non-attorney is only able to appeal property taxes before the Cook County Assessor's Office; the same entity that assessed your property in the first place.
To maximize savings, Marshiano Law Group, LLC appeals most clients’ assessments at both the Cook County Assessor's office and the Cook County Board of Review. Our data shows that the Board of Review grants more—and more generous—tax reductions. But, to appeal at the Board of Review, you need to be an attorney.
Our attorney Anthony Marshiano has 25 years of real estate experience in Cook County that give him the skills necessary to assemble the best and most relevant data required in order to successfully appeal your property taxes.
Why should I appeal my property taxes?
Property tax reduction
To save money. Your neighborhood’s official assessment information contains a wealth of potential arguments to lower your taxes. We organize and leverage this mass of information to protect taxpayer interests.
Why not try to lower your taxes? It could literally save you thousand of dollars and it only takes few seconds. Everyone knows their taxes are too high. Let’s at least make sure they’re fair.
Can my taxes increase because I appeal ?
No. Not in Cook County when you file a property tax appeal with the Assessor's office or the Board of Review.
What is your success rate?
Marshiano Law Group, LLC has a 95% success rate in lowering our client's Chicago real estate property taxes. We are able to achieve this high rate of success because we are thoroughly screening your property before filing an appeal to assess whether it will be a good candidate for a reduction.
How much do you charge?
Marshiano Law Group, LLC charges no upfront fee and clients whose appeals fall short owe us nothing. We get paid only if we deliver results lowering your real estate property tax.
Property tax reduction appeals can earn clients as much as three years’ worth of savings. Once we save you money, our fee is only one third of the first year's savings.
Will I get a check if my taxes are reduced?
No. Savings achieved at appeal show in your second installment real estate property tax bill, which comes due typically around Aug. 1. The first installment tax bill, typically due March 1, is always 55% of your prior year's bill.
How does Cook County use my assessed value to calculate my bill?
The "Assessed Value" is considered to be equal to 1/10th of the actual market value of your home. For example, if your property is assessed at $50,000 the market value of your home would be considered to be $500,000. The county then takes your Assessed Value and multiplies that by the "State Equalizer" to come up with your "Equalized Value". They then multiply the Equalized Value by the "Local Tax Rate". Finally, they subtract any exemptions you may have applied for to arrive at your actual bill.
Example:
Assessed Value of $50,000
X State Equalizer of 2.91
= Equalized Value of $145,500.
X Local Tax Rate 6.89%
= Tax Bill Subtotal of $10,024.95
- Exemptions if applicable
= Final Real Estate Property Tax Bill
How long will my tax savings last?
In most cases, until your Township’s next reassessment—one, two or three years. If you appealed on grounds other than uniformity, it is, on the other hand, possible to receive a reduction for only part of a reassessment cycle.
How long does the tax appeal process take?
Expect to wait 100 to 125 days after filing before property tax reduction results come back. Ultimately, a re-review of your property tax appeal may be needed after this time period.
Do you only do single family home appeals?
No. We do all types of residential property tax reductions. Cook County residential properties also include townhomes and condominium buildings up to six units; larger condominium buildings and apartment buildings have their own unique classes and we appeal real estate property taxes for those entities as well.
If my tax appeal is denied can I appeal again in same year?
Yes. We will often file real estate property tax appeals at both the Cook County Assessor's office and the Cook County Board of Review. So you essentially can have two opportunities each year for property tax reduction. You must be an attorney to file an appeal before the Cook County Board of Review. This is another reason why it is beneficial to retain the services of an attorney to perform your tax appeal. It essentially gives you a second bite at the proverbial apple.