Worth County Property Taxes – How Taxes Are Determined & When to Appeal

Introduction: Why Property Taxes Matter in Worth Township

Property taxes fund vital local services—schools, parks, libraries and infrastructure—and in Illinois they are the primary source of revenue for local governments. In Worth Township, a suburb of Chicago, reassessment notices for residential properties were mailed on August 11, 2025, and the deadline to file an appeal is September 23, 2025. Homeowners often ask, “Why did my bill change so much?” The answer lies in how property values are assessed and how those values feed into Cook County’s multi layered tax system. According to the Cook County Assessor’s Office, property taxes depend on assessments, appeals, exemptions and local tax levies. Understanding this process helps you anticipate changes and decide whether to appeal your assessment. This article breaks down the reassessment cycle, explains how taxes are calculated, analyses Worth Township data, and offers a practical guide to filing an appeal.

Understanding the Reassessment Cycle in Cook County

What a Triennial Reassessment Means for Homeowners

Cook County reassesses one third of properties each year on a three year cycle. Worth Township is part of the City of Chicago group for the 2024–2027 cycle, meaning residential properties are reassessed in 2024 and 2027. Reassessments use a technique called multiple regression to estimate fair market value. This method compares your home to recent sales of similar properties to ensure uniformity and fairness. Uniformity is essential—Illinois law requires that comparable properties be assessed similarly.

Key Dates for Worth’s 2025 Reassessment (Aug 11 Notice, Sept 23 Deadline)

The Assessor’s assessment calendar lists important dates for each township. For Worth, reassessment notices were mailed on August 11, 2025, and the Assessor’s appeal window closes on September 23, 2025 cookcountyassessoril.gov. If you miss this window, you may still appeal to the Cook County Board of Review later in the year. Marking these deadlines on your calendar ensures you have enough time to gather evidence and file.

How Property Taxes Are Calculated

Role of Fair Market Value and Class Codes

Cook County’s tax system involves several government entities: the Assessor determines fair market value, the Board of Review hears appeals, the Clerk calculates tax rates and levies, and the Treasurer mails bills. The Assessor assigns each parcel a class code (e.g., Class 2 for residential homes) that determines the percentage of market value used as the assessed value. For most residential properties, the assessment level is 10 % of fair market value. For example, a home valued at $250,000 would have an assessed value of $25,000 before adjustments. Understanding your class code helps you verify whether your property is correctly categorized.

The State Equalization Factor and Equalized Assessed Value

After assessments are set, the Illinois Department of Revenue applies a state equalization factor (also called the multiplier) to bring assessments in line with state wide standards. Multiplying the assessed value by this factor yields the equalized assessed value (EAV), which is used to calculate tax bills. For example, if the multiplier is 2.9 and your assessed value is $25,000, your EAV becomes $72,500. Homestead exemptions, such as the homeowner, senior or disabled persons exemptions, reduce the EAV before tax rates are applied.

Tax Rates, Levies and Exemptions

Once equalized values are set, the Cook County Clerk calculates tax rates based on the budgets of schools, municipalities and other taxing districts. The rate is applied to your EAV to determine the dollar amount owed. Exemptions lower your EAV and thus your tax bill. Common exemptions include the homeowner exemption (reduces EAV by $10,000), senior exemption and senior freeze, disabled persons exemption and home improvement exemption. Taking advantage of exemptions can mitigate increases from reassessment.

Worth Township Residential Data Analysis

Average and Median Changes in Assessed Values

To illustrate how the reassessment affects Worth homeowners, we analysed the provided data set, which includes property classes, descriptions, prior and current assessed values and percentage changes. Across all residential properties in Worth, the average percentage change in assessed value was +0.43 %, while the median change was +0.20 %. These modest averages conceal wide variation between different property types, as shown below.

Five Largest Increases by Property Type

The five biggest increases occurred among larger or newer homes and townhomes.

- Individually Owned Townhome or Row House, less than 63 years old (Class 295): These homes saw an average increase of +3.69 %. Such properties often benefit from modern amenities and high sale prices, which drive up assessed value.

- Greater than One Story Dwelling, 3,801–4,999 ft² (Class 208): Assessments jumped +2.14 % on average. Larger living space and recent improvements contribute to higher valuations.

- Greater than One Story Dwelling, 2,001–3,800 ft² (Class 278): Average increase +1.20 %. These homes may be in mid range subdivisions where sale prices have climbed.

- Greater than One Story Dwelling, >62 years old, 2,201–4,999 ft² (Class 206): Average increase +1.15 %. Despite their age, these homes may have been renovated, boosting market value.

- Greater than One Story Dwelling, <2,001 ft² (Class 207): Average increase +1.04 %. Smaller homes still saw moderate increases, possibly reflecting neighborhood appreciation.

Five Largest Decreases and Appeal Opportunities

On the flip side, several property types experienced flat assessments or declines, presenting potential appeal opportunities:

- Minor Improvement (Class 290): This category recorded a –2.34 % change, indicating that small repairs or updates were not enough to raise market value. Homeowners here may argue for further reductions if their property’s condition is worse than comparable homes.

- Residential Garage (Class 201): With a –1.24 % change, standalone garages saw assessments drop. A decline could suggest oversupply or decreased demand for accessory structures.

- Cooperatives and Special Residential Improvements: Several cooperative buildings and special residential improvements showed 0 % change, meaning assessments were flat. Owners should verify that their property’s characteristics are accurately recorded and consider an appeal if market values have fallen locally.

What Assessment Changes Mean for Your Tax Bill

A small percentage change does not translate directly into the same percentage change on your tax bill. Because tax bills depend on the equalized assessed value and local tax rates, a +1 % assessment increase may be offset by exemptions or by changes in the tax rate. Conversely, even a modest assessment increase can lead to a higher bill if local levies rise. Homeowners should examine both the percentage change and the market value estimate. Those in categories with the largest increases will likely see noticeable bill changes. Those with decreases or flat assessments still need to check whether their assessment accurately reflects current market conditions; overvaluation relative to comparable properties is a strong basis for an appeal cookcountyassessoril.gov.

Reasons to Appeal: Uniformity, Overvaluation and Errors

The Cook County Assessor’s Office outlines several reasons to appeal a residential assessment. First, appeals based on uniformity argue that similar properties are assessed at lower values, indicating that your property is unfairly over assessed cookcountyassessoril.gov. Second, appeals based on overvaluation contend that the fair market value assigned to your property exceeds recent sale prices for comparable homes cookcountyassessoril.gov. Third, appeals may be filed when there is incorrect information about the property’s characteristics, such as square footage, building age or number of units cookcountyassessoril.gov. Documentation—closing statements, photographs, architectural plans and comparable sales—is key to supporting these claims. Importantly, the Assessor notes that owners usually have 30 days from the reassessment notice date to file an appeal cookcountyassessoril.gov.

Step by Step Guide to Filing a Worth Township Appeal

Gathering Comparable Properties and Evidence

Begin by reviewing your reassessment notice and verifying property details. Use the Cook County Assessor’s interactive mapping tool to identify comparable properties in your neighborhood that share similar features (class code, size, age and construction). Collect sale prices or assessed values for these properties; differences can support a uniformity appeal. For overvaluation appeals, obtain recent sale documents or appraisal reports. If the Assessor’s record lists an incorrect square footage or number of bathrooms, gather photographs, blueprints or permits to prove the error.

Filing Online vs Paper Forms

The Assessor encourages filing appeals online. Online filing allows you to upload documents and receive confirmation immediately. According to the Residential Appeals guide, you should check the Appeals Calendar and Deadlines page to ensure your township is open cookcountyassessoril.gov. The last date to file is printed on your notice, and you generally have 30 days from the notice date cookcountyassessoril.gov. If you cannot file online, paper forms are available, but supporting documents must be submitted concurrently cookcountyassessoril.gov.

Navigating the Board of Review After the Assessor

If the Assessor denies or only partially grants your appeal, you may appeal to the Cook County Board of Review. The Board has its own filing deadlines—usually a few weeks after the Assessor’s window closes. Decisions by the Board can further reduce your assessment; if you are still dissatisfied, you can appeal to the Illinois Property Tax Appeal Board (PTAB) or seek judicial review. Keep copies of all filings and correspondences for each stage.

Common Exemptions and Relief Programs

Several exemptions can lower your property tax bill. The Homeowner Exemption reduces the equalized assessed value by $10,000 for owner occupied primary residences. The Senior Citizen Exemption and Senior Freeze provide additional savings for residents over 65. Persons with Disabilities and Veterans with Disabilities exemptions are also available. Worth Township homeowners who have rebuilt after a catastrophic event may qualify for a Home Improvement Exemption that protects up to $75,000 of added value for four years, cookcountyassessoril.gov. Always verify eligibility annually and apply promptly.

Quick Takeaways

- Worth Township’s reassessment notices were mailed on August 11, 2025, and the appeal deadline is September 23, 2025 cookcountyassessoril.gov.

- The average assessment change in Worth is +0.43 %, with a median change of +0.20 %.

- Townhomes and large single family homes saw the largest increases (up to +3.69 %), while minor improvements and garages experienced decreases.

- Cook County uses a triennial reassessment cycle and a state equalization factor to ensure uniformity.

- You typically have 30 days from the reassessment notice to file an appeal cookcountyassessoril.gov.

- Appeals can be based on uniformity, overvaluation or errors in property characteristics cookcountyassessoril.gov.

- Taking advantage of exemptions can significantly reduce your tax bill.

Conclusion

Worth Township homeowners have a limited window to respond to their 2025 reassessment. Understanding how values are determined—via market comparisons, class codes and equalization—and how those values feed into tax bills empowers you to make informed decisions. Our analysis shows that while the average change is modest, certain property types experienced notable increases, signalling potential tax impacts. Conversely, decreases present opportunities for appeals that could further lower your bill. If your assessment feels out of line with comparable properties, gather documentation and file an appeal before September 23, 2025. Acting promptly ensures you preserve your right to challenge your assessment and possibly reduce your tax burden.

Why Choose Cook County Appeal

Choosing the right advocate can make the difference between a successful appeal and a missed opportunity. Cook County Appeal offers local expertise; our attorneys and analysts know the unique market dynamics of Worth Township and the broader Chicago area. We operate on a no savings, no fee basis—if your assessment isn’t reduced, you owe us nothing. Clients receive personalized service, from a tailored evaluation of your property to strategic advice on evidence and filings. Our team employs proven tax reduction strategies, including comparable sales analysis and correction of property characteristics, to maximize your savings.

Contact Us

Ready to challenge your reassessment or have questions about your property tax bill? Our friendly team is here to help. Call (708) 888 8880 or visit cookcountytaxappeal.com to schedule a free consultation. We’ll guide you through every step of the appeal process and work tirelessly to secure the lowest possible assessment for your Worth Township home.

Hani Khatib: Attorney at Law, CPA, and LL.M. in Taxation