North Chicago Township Property Tax Appeal Results 2024 — Success Rate by Property Type
North Chicago Township covers the dense near-north side of Chicago — the Gold Coast, River North, Streeterville, Old Town, the Near North Side, and Lincoln Park. It was reassessed in 2024, and the results show how sharply outcomes vary by property type: across about 4,700 appeals, counting each appeal once, 34.8% won a reduction; multi-family owners won 51.3% and commercial owners 49.1%, while condo appeals — which cover nearly 90% of the parcels appealed here — won 29.6%.
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The 60-Second Version
- 34.8% of North Chicago appeals won a reduction in 2024 — 1,650 of 4,740, counting each appeal once — cutting about $702.5 million in assessed value.
- Property type was everything. Multi-family won 51.3% and commercial 49.1%, while condominium appeals won 29.6%.
- This is a condo township. Condo appeals covered nearly 90% of the parcels appealed (about 54,000 units in 1,093 appeals, because one appeal usually covers a whole building).
- Reassessed in 2024, next in 2027 — but you can appeal every year, and the 2025 annual round has already closed.
- This is North Chicago Township (near-north Chicago), not the Lake County suburb of the same name.
If you own in North Chicago Township, the 2024 reassessment set the value that drives your bill until the next reassessment in 2027. The appeal data from that year is the best guide to what works here — and the headline is the gap between property types: income property did extremely well, while the condos that dominate this township had a much harder time as a group.
01 · The resultsWhat the 2024 reassessment showed
Across all property types, North Chicago owners filed about 4,740 appeals in 2024, counting each appeal once (a condo building's units, decided together, are one appeal), and 1,650 won a reduction — an overall success rate of 34.8%, cutting roughly $702.5 million in assessed value. But the average hides enormous variation:
| Property type | Appeals | Success rate | Typical winning cut (AV) |
|---|---|---|---|
| Multi-family (Class 3) | 236 | 51.3% | ~$50,080 |
| Commercial (Class 5) | 645 | 49.1% | ~$195,400 |
| Single-family (Class 2) | 2,762 | 31.9% | ~$17,810 |
| Condominium (Class 2-99) | 1,093 | 29.6% | ~$24,770* |
Counted by appeal: the county decides a condo building's units, or a multi-parcel filing, together, and each such case counts once. "Typical winning cut" is the median among winning appeals, because a few very large commercial reductions pull the averages far up in this downtown-adjacent township; *a condo appeal usually covers a whole building, so its cut is the building's. Multi-family is a smaller sample (236 appeals).
02 · The condo storyWhy the overall number is a condo number
North Chicago Township is wall-to-wall condominiums — the high-rises of the Gold Coast, River North, and Streeterville. Condos made up nearly 90% of the parcels appealed (about 54,000 units), filed as 1,093 appeals because a building's units are decided together. Counted that way, condo appeals won 29.6% — a little below single-family homes (31.9%) and well below income property.
That's the familiar "condo paradox." Condo values are set consistently across a building, so it's hard to argue a single unit is mispriced relative to its neighbors — there's little non-uniformity to point to. It's not that condo appeals can't win; it's that the winning ones lean on specific evidence: sales within the same association, or unit-level differences (a lower floor, no view, dated condition) the model didn't capture. The typical winning condo appeal cut about $24,770 in assessed value, across its building.
03 · Income propertyWhere the success was: commercial & multi-family
The standout was income property. Commercial owners won 49.1% of appeals, with a typical winning reduction near $195,000 in assessed value, reflecting the large, high-value buildings near downtown. Multi-family (apartment) owners won 51.3%. Both are valued on the income approach: when documented rents, vacancy, and expenses don't support the Assessor's value, the case for a reduction is strong, and in 2024 it landed about half the time. Commercial and multi-family owners in North Chicago should treat an annual appeal as routine.
04 · What it meansWhat this means for your property
Read the table by your own property type, not by the headline. If you own commercial or apartment property, the 2024 results say the odds are genuinely in your favor with a solid income case. If you own a condo, your building's units are decided together, and condo appeals won a little less often than homes — winnable, but you'll need same-building sales or unit-specific evidence. If you own a single-family home, the ~32% rate sits in the middle, won on comparable assessments and accurate property details.
05 · When to appealThe deadline question: when can you file?
North Chicago is a City of Chicago township, reassessed in 2024 and next in 2027. Its 2025 annual appeal window has already closed. The important thing to know: you can appeal every year, not only in a reassessment year — so a too-high value can be challenged in the off-years too.
Each year there are two filing windows, on a township schedule: first the Cook County Assessor, then the independent Board of Review. North Chicago's 2026 Assessor window runs October 9 to November 24, 2026; the Board of Review's window follows after the Assessor certifies the township. Confirm the current window before you file:
Check North Chicago's current appeal deadline here.
06 · What it's worthWhat a reduction is worth
North Chicago's composite tax rate runs around 6.6% — lower than the suburbs, as City of Chicago rates generally are. A reduction in assessed value translates into savings that repeat each year the lower value holds:
Illustrative estimate using North Chicago's state equalization factor and composite rate; excludes exemptions and varies by tax code. Commercial and multi-family reductions, which are far larger, scale up accordingly.
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Check My AssessmentNorth Chicago Township Appeal FAQ
When is the North Chicago property tax appeal deadline?
It changes every year and is set by township. North Chicago is a City of Chicago township reassessed in 2024 and next in 2027; its 2025 annual window has closed, and its 2026 Assessor window runs October 9 to November 24, 2026. Each year you can file first with the Assessor and then the Board of Review. Confirm the current window on our deadlines page before filing.
How did different property types do in 2024?
Counting each appeal once, multi-family won 51.3% (236 appeals) and commercial 49.1% (645), while single-family homes won 31.9% (2,762) and condominium appeals 29.6% (1,093, covering about 54,000 units). Overall, 34.8% of 4,740 appeals won a reduction, cutting about $702.5 million in assessed value.
Why did condos win so much less than commercial?
Condos are nearly 90% of the parcels appealed here, and condo values are set consistently across a building, leaving little non-uniformity to argue. Commercial and multi-family property is valued on income, so documented rents, vacancy, and expenses give a strong basis for a reduction — which is why those types won far more often.
Can I appeal if it isn't a reassessment year?
Yes. North Chicago was reassessed in 2024 and is next due in 2027, but Cook County allows an appeal every year. If your value is too high, you can file in the off-years to correct the bills you haven't paid yet.
Is this the same as the city of North Chicago in Lake County?
No. This covers North Chicago Township — near-north Chicago neighborhoods such as the Gold Coast, River North, Streeterville, Old Town and Lincoln Park, within Cook County. The City of North Chicago in Lake County is a separate municipality outside Cook County.
Data & Sources
- Appeal results: Cook County Assessor Appeals dataset (Cook County Data Catalog), North Chicago Township (code 74), tax year 2024 (reassessment) — each appeal counted once (a condo building's units or a multi-parcel filing, decided together, are one appeal): 4,740 appeals, 1,650 marked "Change" (34.8%), total assessed-value reduction among winners ~$702.5M, typical (median) winning reduction ~$24,770.
- By type (2024): commercial (Class 5) 49.1% on 645 (typical cut ~$195,400); multi-family (Class 3) 51.3% on 236 (~$50,080); single-family (Class 2) 31.9% on 2,762 (~$17,810); condominium (2-99) 29.6% on 1,093 appeals (~$24,770 per building). Condos were ~90% of the parcels appealed.
- Reassessment cycle: North Chicago is a City of Chicago township, reassessed in 2024 (next 2027), confirmed by appeal-volume spikes in 2021 and 2024. The 2025 annual round drew 2,391 appeals, each counted once (25.9% success); its 2026 Assessor window runs October 9 to November 24, 2026. Annual appeals are available every year.
- Assessment level and formula: Illinois Property Tax Code — residential property assessed at 10% of market value, commercial/industrial at 25%; bill = (assessed value × state equalization factor − exemptions) × local tax rate.
- Tax-saving estimates use North Chicago's state equalization factor (3.0300 for the 2025 tax year) and a representative composite rate (~6.6%); estimates exclude exemptions and vary by tax code. All data is public and county-wide; no firm-specific results are stated.
Keep Reading
This article covers property tax appeals in North Chicago Township, Cook County (near-north Chicago), and is general information, not legal or tax advice. Results figures are drawn from public Cook County Assessor appeal data for tax year 2024 (reassessment); individual results depend on the property and the evidence presented. Tax-saving figures are estimates that exclude exemptions and vary by tax code. Filing windows are set by the Cook County Assessor and Board of Review and change through the year — always confirm your current deadline before filing. Representation is subject to a written engagement agreement.
