This window has closed
The Assessor (CCAO) appeal window for Lyons Township opened July 23, 2026 and closed September 3, 2026. Appeals are filed township by township in Cook County, so nothing can now be filed at the Assessor (CCAO) for Lyons for tax year 2026.
You can still appeal this year. The Board of Review window for Lyons opened October 8, 2026 and closes November 6, 2026, and the two venues are independent: not filing at the Assessor (CCAO) does not prevent filing there. Check your parcel before that date.
What the Assessor (CCAO) window means for Lyons homeowners
Cook County property owners get two cracks at an assessment each year: first at the Assessor, then at the Board of Review. The two are independent — a loss (or a pass) at one does not prevent filing at the other, and the Board decides tens of thousands of residential appeals every cycle. Lyons sits in Cook County's south triad; in a reassessment year the whole township's values move at once, which is when uniformity appeals matter most.
What Lyons appeals actually did, year by year
These are county-published outcomes for ALL residential (Class 2) appeals filed in Lyons Township — every appellant, represented or not, not this firm's results:
| Tax year | Venue | Appeals decided | Received a reduction | Avg. cut (of AV, winners) |
|---|---|---|---|---|
| 2026 | Assessor | 10,965 | 2,602 (24%) | 8.9% |
| 2025 | Board of Review | 6,545 | 2,590 (40%) | 7.4% |
| 2025 | Assessor | 4,162 | 480 (12%) | 8.5% |
| 2024 | Board of Review | 7,973 | 3,504 (44%) | 7.5% |
| 2024 | Assessor | 5,922 | 1,112 (19%) | 9.0% |
| 2023 | Board of Review | 10,597 | 5,812 (55%) | 8.5% |
| 2023 | Assessor | 9,406 | 2,585 (27%) | 9.5% |
| 2022 | Board of Review | 4,028 | 1,222 (30%) | 8.3% |
| 2022 | Assessor | 2,200 | 325 (15%) | 15.1% |
| 2021 | Board of Review | 5,432 | 2,005 (37%) | 8.4% |
| 2021 | Assessor | 4,187 | 841 (20%) | 11.5% |
Read these within their year: reassessment years pull win rates and cut sizes around for the whole township, so the fair comparison is same-year, same-class, same-venue.
Lyons's tax math: what an appeal is worth here
The median Lyons residential assessment is about $35,000 of assessed value. At the 2025 state equalizer (3.03) and Lyons's average local rate (~9.61%), that assessment produces roughly $10,191 of gross tax before exemptions. Among last cycle's successful Lyons appeals, the average reduction was about 8.9% of assessed value — on the median home, arithmetic of roughly $907 per year. Your parcel's numbers are what matter: run them in the calculator.
What you can still do in Lyons
- Look up your parcel and see how its assessment per square foot compares with similar Lyons homes. That comparison is the case, and it is worth knowing whether you have one before the next window opens.
- Watch the deadlines page, which tracks every township and venue as the county publishes dates.
- If the assessment is wrong on the county's own record — the wrong square footage, a building that is gone, an exemption you were entitled to and did not get — that is a Certificate of Error, and it is not bound by this window. See the appeal FAQs.
Fees are contingency-only (no upfront cost), and there is no fee at all if an assessment is not reduced.
What happens if you did file
The Assessor (CCAO) reviews the complaint against its own records and the comparables submitted. Most residential appeals are decided on the papers — no hearing, no visit, and in practice a residential appeal results in either a reduction or no change. Decisions typically arrive after the township closes, and a certified change flows into the second-installment bill.
If you missed this window
The two venues are sequential: a Lyons owner who misses the Assessor window can still file at the Board of Review later in the cycle. The deadlines page tracks every township's next window as the county publishes it.
