Frank Miles
Madison County Treasurer

1. Why are my taxes so high?*
   
   
2. When I get my tax bill, is it too late to complain?*
   
   
3. What can I do if I think my assessment is unfair?*
   
   
4. What will happen if I don't pay my property taxes?
   
   
5. Will I be notified if my assessment is going to be increased?*
   
   
6. How do I know if the assessor has placed a fair value on my property?*
   
   
7. How can I compare the assessed value of my property to the assessed values of similar homes or farms in my area?*
   
   
8. Are there special programs to assist senior or disabled citizens with high property taxes?
   
   
9. Where do my property taxes go?
   
   
10. How is farmland assessed?*
    
    * (Source:The Illinois Property Tax System, Published by the authority of the State of Illinois, Illinois Department of Revenue, Property Tax Administration Bureau, 3/99) Question 10 - items a, b & c only)

Your taxes may be higher than they were last year for any or all of the following reasons.

1. The taxing districts in which your property is located may have asked for more property tax money than they received the year before. A district may ask for more tax money because of inflationary pressure, because it plans to provide more services, or because other revenues are being reduced.
   
   
2. Your tax bill may be higher than bills for similar properties in the same district because your property is overassessed relative to these properties.
   
   
3. Your taxes may be higher because other properties in a taxing district are receiving statutorily allowed exemptions or preferential assessments. Preferential treatment, which lowers taxes on some properties, will increase the tax burden on the remaining taxable properties.
   
   
4. Your taxes may be higher because your assessed value has increased due to an increase in your property's market value. The market value is determined by your local township assessor or by the Chief County Assessment Office. Click here to see how to appeal your assessment.
   
   
5. Your taxes may be higher because you did not receive an exemption or deduction that you received in the previous year. You can identify this by comparing your current tax bill to the previous year's tax bill.

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2. When I get my tax bill, is it too late to complain?

Generally, yes, it is too late unless you have already taken your complaint to the County Board of Review. In Madison County the deadline is September 10th. If assessment books are late in being submitted to a Board of Review, taxpayers may file complaints within thirty days after the official publication made by the Supervisor of Assessments listing changes of assessment. Taxpayers dissatisfied with the Board of Review's decision may file an appeal with the State Property Tax Appeal Board within thirty days after written notice of the Board of Review's decision. These deadlines are very important for taxpayers who want their assessments reviewed.

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3. What can I do if I think my assessment is unfair?

Click here to see Eight Steps to Appeal Your Assessment.

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4. What will happen if I don't pay my property taxes?

If you do not pay your property taxes by the due date, you will by assessed penalties of 1.5% per month for each month you do not pay. If you do not pay your property taxes by the last day to pay as indicated on your tax bill, your taxes (not your property) will be offered for sale at the tax sale on the Monday after the last day to pay. You will then be assessed additional fees of $95 plus up to 18% interest of your unpaid balance. In most cases, you have two years to redeem your taxes before the tax buyer can pursue taking deed to your property. This period may be extended by filing for an extension with the County Clerk's Office. Please contact the County Clerk's Office at 692-6290 for specific rules on the period to redeem your taxes and how to file for extension. Click here to see more information about the tax sale.

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5. Will I be notified if my assessment is going to be increased?

Yes. Any changes in real estate assessments must be published in a newspaper of general circulation in the county every year. Every four years, when all property is reassessed, a complete list of assessments will be published. In addition, taxpayers generally receive a notice of any change in their assessment from the prior year.

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6. How do I know if the assessor has placed a fair value on my property?

For tax purposes, the legal assessment level of non-agricultural property in any county except Cook is 33 1/3 percent of its market value. To determine whether your assessment is fair, you must have three items of information. First, you must know the market value of your property. This is defined as the most probable sale price of a property in a competitive and open market, assuming that the buyer and seller are acting prudently and knowledgeably, allowing sufficient time for the sale, and assuming that the transaction is not affected by undue pressures. Second, you need to know the assessed value of your property. Third, you need to know the average percentage of the market value at which similar properties in your area are assessed. With this information you will be able to determine the percentage of full value at which your property is assessed should be similar to the percentage of other properties in your county. Farmland and farm related buildings are assessed in a special way.

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7. How can I compare the assessed value of my property to the assessed values of similar homes or farms in my area?

You have the right to inspect the assessor's records, which contain assessed values as well as other information. You may inspect the records for any parcel of property, as well as the records for your own property, subject to reasonable regulations established by local officials. Also, every four years when all property is viewed and reassessed, a complete list of property assessments is published in a newspaper of general circulation in the county.

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8. Are there special programs to assist senior or disabled citizens with high property taxes?

Yes. Persons at least 65 years of age who own a home and reside in it are eligible for a "homestead exemption" which reduces the equalized assessed value of their home by $4,000. People who are at least 65 years of age or disabled with an annual income of less than $22,218 per year may be eligible for Circuit Breaker property tax relief. People who are at least 65 years of age with an annual income of less than $50,000 may by eligible for the Real Estate Tax Deferral Program.

Click here for more details on these and other deductions. (PDF)

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9. Where do my property taxes go?

Click here to see a breakdown of Madison County taxes (PDF).

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10. How is farmland assessed?

The preferential farmland assessment applies to tracts of farm property that have met the definition of a farm for the previous two years. To be a farm, a tract's sole use must be farm as defined under 35 ILCS (Illinois Complied Statutes) 200/1-60 (formerly Chapter 120, par. 482). The law does not apply to parcels that are primarily used for residential purposes. Farmland in Illinois is assessed for property tax purposes on the basis of its agricultural economic value. This value, commonly referred to as use-value, is based upon land use under average level management, relative productivity of soils, and the present worth of the net income accruing to the land from farm production. Farm buildings are assessed at one-third of their contributory value to the farm and are not subject to state equalization factors. Farm homesites and dwellings are to be assessed like non-farmland at 33 1/3 percent of market value and are subject to state equalization factors.

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