Cook County Property Taxes: How They Are Calculated and When to Appeal

You can also track township-specific deadlines on our Cook County Property Tax Appeal Deadlines page..

Introduction

Check your property tax savings at Cook County Tax Appeals

Cook County property taxes can feel unpredictable, especially when reassessment notices arrive with changes that do not match what homeowners believe their property is worth. For residents of Hanover Township, new 2025 reassessment notices were issued on November 6. These notices reflect the updated assessed value the Cook County Assessor will use to calculate property taxes for the coming year.

This blog breaks down how Cook County calculates property taxes, what changed in Hanover Township this year, how to understand your assessment increase or decrease, and when appealing makes sense. You will also see a clear summary of real Hanover Township residential assessment data, including the average and median changes, the highest increases, the biggest decreases, and how these shifts affect your upcoming tax bill.

If your assessed value seems inaccurate or significantly higher than comparable properties, filing an appeal by the deadline of December 22, 2025 can help reduce next year’s tax burden. This guide is written in a simple, conversational style so every homeowner can follow the process and take action confidently.

How Cook County Property Taxes Are Calculated

Assessed Value

Your assessed value reflects the Cook County Assessor’s estimate of your property’s market value. For residential properties, the assessment level is 10 percent of market value.

Equalized Assessed Value

Your Equalized Assessed Value, or EAV, is the assessed value multiplied by the state equalizer. This helps balance assessments across counties.

Local Tax Rates

Each property is part of several taxing bodies, such as school districts, the township, park districts, libraries, and municipalities. Each body sets a rate that is applied to your EAV.

Hanover Township Tax Rate Snapshot

Hanover Township typically has a combined residential tax rate between six percent and nine percent depending on which school district or local municipality a property belongs to. Schools account for the largest part of the total rate. Because of this, even moderate increases in assessed value can raise a homeowner’s bill. If your reassessment jumped more than the township average, it may be worth comparing your property to similar homes and appealing before December 22, 2025.

Exemptions

Homeowner, Senior, Senior Freeze, and disability exemptions help reduce your taxable value. These do not change your assessment but lower what you owe.

Why Assessments Change

Cook County reassesses every three years. Market conditions, neighborhood trends, and property characteristics influence changes in value. Some areas see higher appreciation than others, and some categories are more sensitive to market movement.

Hanover Township Residential Assessment Trends for 2025

Average and Median Percentage Change

Across Hanover Township residential properties:

• Average change: 25.90 percent

• Median change: 24.92 percent

This means the typical home saw an assessment increase of around one fourth. In many cases this reflects genuine market appreciation, but large increases can also signal inaccurate valuations that may qualify for an appeal.

Top 5 Increases

These property categories saw the largest assessment increases:

1. Mixed use residential and commercial building: 49.24 percent

2. Agricultural land under special valuation: 48.30 percent

3. Larger one story dwellings: 43.78 percent

4. Residential land under common ownership: 43.47 percent

5. Residential condominium: 40.93 percent

Large jumps like these can create significant tax pressure.

Top 5 Decreases

Some categories saw small increases or even reductions:

1. Minor improvements: minus 17.81 percent

2. Special residential improvements: 7.89 percent

3. Cooperative units: 9.94 percent

4. Residential garages: 12.21 percent

5. Small apartment buildings with two to six units: 16.24 percent

These mixed results show that not all properties followed the same trend, which can create opportunities for appeals when similar homes show different patterns.

What These Changes Mean for Homeowners

Assessment increases do not always equal higher tax bills, but they strongly influence your portion of the overall tax burden. If your home increased much more than the township median, it may be over assessed. Appeals allow you to challenge that valuation using comparable property data or proof of condition issues.

If your reassessment seems too high, you should appeal before December 22, 2025. You can get help at CookCountyTaxAppeal.com.

When to Appeal Your Hanover Township Property Assessment

Reasons to Appeal

You may benefit from an appeal if:

• Your assessment rose more than the township median of 24.92 percent

• Nearby comparable homes are assessed lower

• Your home has condition issues not reflected in the valuation

• The Assessor’s property data contains errors

• Market sales do not support the new value

Filing Grounds

Appeals can be filed under:

• Lack of uniformity

• Overvaluation

• Incorrect property characteristics

CookCountyTaxAppeal.com helps prepare all three types of filings.

Deadline Reminder

Hanover Township residential appeals close on December 22, 2025. Filing early gives you more time to strengthen your case.

Quick Takeaways

• Hanover Township residential assessments rose an average of 25.90 percent

• Top increases reached nearly 50 percent in certain property types

• Some property categories saw little to no increase

• Hanover Township residential tax rates typically range between six percent and nine percent

• Higher assessments can translate into higher taxes unless corrected

• Appeals are open until December 22, 2025

• CookCountyTaxAppeal.com can help reduce your assessment

Conclusion

Property taxes in Cook County are driven heavily by your assessed value and that makes your reassessment notice one of the most important documents you will receive all year. Hanover Township homeowners saw meaningful increases in 2025 and while many reflect strong market trends, others may not represent true property value. Filing an appeal can protect you from paying more than your fair share.

This guide walked you through how taxes are calculated, what changed in Hanover Township, and how to determine whether an appeal is right for you. If your home’s value rose sharply or seems inconsistent with similar properties, appealing before the deadline can make a real difference when your next bill arrives.

Take the time to review your notice and act now. The deadline is December 22, 2025.

Contact

Have questions or want help with your Hanover Township property tax appeal?

Call (708) 888-8880 or visit Cook County Tax Appeals