<div class="body"> <p>Cook County property owners expecting their second-installment 2024 tax bills on time may be in for a surprise. A significant delay has been confirmed, and local officials are pointing fingers over who's to blame. Behind the scenes is a technical failure involving a vendor contract, key assessment reports, and a broader transition to a new countywide tax system.</p> <h3>What Caused the Delay?</h3> <p>The delay stems from missed deadlines and reporting errors during Cook County’s shift to a modernized property tax processing system. The Cook County Assessor’s Office, led by Fritz Kaegi, failed to transmit critical assessment data to the Illinois Department of Revenue (IDOR) on time. This information is required to calculate the state equalization factor (or “equalizer”), a key component in determining the final tax bill.</p> <p>Although Kaegi’s office blames Tyler Technologies, the software vendor contracted to overhaul the system, for the late and defective reports, Cook County Board President Toni Preckwinkle disagrees. She attributes the issue to a failure within the Assessor’s Office to manage the timeline and coordinate effectively.</p> <h3>Tyler Technologies: The Vendor at the Center</h3> <p>Tyler Technologies has held a $30 million contract with Cook County since 2015 to digitize and modernize its tax system. But the implementation has been marred by repeated delays and technical issues. The project, originally scheduled to launch in 2020, only went live in April 2025—five years behind schedule.</p> <p>In testing earlier this year, half of the trial reports failed, according to Treasurer Maria Pappas. The final reports to IDOR, which should have been submitted in February, weren’t finalized until April 30—three months late. That delay jeopardized the schedule for calculating equalized assessed values across the county.</p> <h3>What Is the Equalizer and Why It Matters</h3> <p>The Illinois State Equalizer (also known as the equalization factor) is a multiplier set annually by the Illinois Department of Revenue (IDOR). Its main function is to bring all property assessments in line with the state’s required assessment level, which is 33.33% of fair market value (one-third).</p> <p>Illinois law requires property assessments to be uniform across all counties. However, each county, and townships outside of Cook County, may assess property at slightly different percentages of market value. The equalizer corrects these disparities to ensure fairness in how statewide taxes (especially state aid to schools) are calculated.</p> <p>Without this figure, the Treasurer’s Office cannot finalize or issue property tax bills. That’s why the delay in delivering equalizer reports has thrown the entire billing process off course.</p> <h3>How Long Will the Delay Last?</h3> <p>Property tax bills in Cook County are expected to be at least a month late. Usually due August 1, the second-installment bills may not arrive until late summer or early fall.</p> <h3>Impact on Homeowners and Public Budgets</h3> <p>From a homeowner’s perspective, the delay in Cook County’s second-installment property tax bills, normally due August 1, is minimal if taxes are paid through a mortgage escrow. The primary impact may be a compressed payment window for next year’s first installment, typically due in early spring.</p> <p>However, from an economic standpoint, the broader consequence lies in the timing of revenue disbursement. The Treasurer’s Office collects and distributes property tax revenue to taxing districts, such as school districts, municipalities, and fire departments. When collections are delayed, these local agencies may face cash flow shortfalls, particularly for payroll and operational expenses.</p> <p>To bridge these gaps, taxing bodies often resort to short-term borrowing, such as tax anticipation warrants or lines of credit. While this maintains continuity of services, it introduces interest costs that are ultimately absorbed by the public sector. Over time, these borrowing costs represent an indirect financial burden on taxpayers, compounding the inefficiencies caused by delayed billing and creating additional fiscal stress for already resource-strapped agencies.</p> <h3>Reassessment: Understanding the Process in Cook County</h3> <p>In Cook County, reassessment is the process of updating property values to reflect current market conditions. The Cook County Assessor’s Office conducts reassessments on a three-year rotating cycle. The North Suburbs are being reassessed in 2025 as part of this schedule.</p> <h3>Why It Happens</h3> <p>Property values shift over time due to market trends, home improvements, or neighborhood changes. Reassessments help maintain fairness by ensuring that assessed values, and resulting tax burdens, stay accurate and up to date.</p> <h3>When It Happens</h3> <ul> <li>North Suburbs – Currently being reassessed in 2025</li> <li>City of Chicago – Last reassessed in 2024</li> <li>South Suburbs – Last reassessed in 2023</li> </ul> <h3>What It Affects</h3> <p>Reassessment determines your property’s assessed value, which is the basis for calculating your tax bill. It does not increase the total tax revenue collected by taxing bodies—it only adjusts how the overall burden is distributed among property owners based on updated values.</p> <h3>Shift in Taxing Burden: Residential vs. Commercial</h3> <p>This year, Chicago homeowners face sharp property tax increases following the city’s triennial reassessment.</p> <p>The delayed 2024 second-installment bills will reflect a significant shift in the tax burden: residential properties will now account for 54% of the city’s total levy, up from 51% last year. This change, driven mainly by rising vacancies and declining commercial real estate values, is expected to shift an estimated $250 million onto homeowners, even before factoring in any new tax hikes.</p> <p>Chicago Public Schools is expected to levy an additional $80 million, with approximately $43 million of that falling on residential taxpayers. In total, the increased residential burden could reach nearly $293 million.</p> <h3>Homeowners Take Note: Why We Urge You to Appeal Now</h3> <p>With all the confusion, delays, and system failures coming out of the Cook County Assessor’s Office, it’s no surprise that many of the initial reassessments appear excessive. While much of the focus has been on fixing outdated technology and file systems, the core responsibility, <b>fair and accurate assessments,</b> has taken a backseat.</p> <p>The recent delays and technical issues at the Assessor’s Office highlight a larger issue: the assessment process is far from perfect. At Xpress Tax Appeals, we focus exclusively on identifying overassessments and pursuing fair outcomes for homeowners. With noticeable increases already appearing in North Side reassessments, filing an appeal now ensures you have a chance to correct errors before they impact future tax bills.</p> <h3>When Reassessments Fail</h3> <p>Cook County uses a <b>mass appraisal model</b>, meaning your property is assessed based on general characteristics and grouped with similar homes. The Assessor doesn’t visit your property. Even under ideal conditions, this system can produce flawed results, and those flaws are magnified when the infrastructure behind it is under strain.</p> <p>Common issues include:</p> <ul> <li><h4>Sales Chasing</h4> <i>Sales Chasing</i> is a flawed assessment practice in which recently sold properties are reappraised based on their sale prices, and unsold properties are adjusted to match those prices, even when they lack the same upgrades or improvements. This undermines fairness and leads to inaccurate, non-uniform assessments.<br><br> This creates inaccurate results in ratio studies and unfairly skews uniformity and equity in assessments. A subtle form occurs when assessors update property details only for sold homes, leading to more accurate valuations for those properties compared to similar unsold ones. <i>(Source: International Association of Assessing Officers, Standard on Mass Appraisal of Real Property)</i> </li> <br> <li><h4>Lack of Uniformity</h4> In Illinois, uniformity is a fundamental principle of property tax law. It means that properties with similar features, such as location, size, condition, and use, should be assessed consistently.<br><br> In reality, however, properties that appear nearly identical often receive widely different assessments. These discrepancies are commonly due to inaccurate data, flaws in the mass appraisal system, or inconsistent valuation adjustments.<br><br> Both the Illinois Constitution and established case law recognize lack of uniformity as a valid and often successful basis for appeal. If your property is assessed higher than comparable homes in your area, you may be overpaying in property taxes, and you have a strong legal argument to challenge the assessment. </li> </ul> <h3>Next Steps</h3> <p>If your reassessment shows a significant increase, <b>don’t wait</b>. The appeal window is limited, and the sooner we get started, the more effectively we can build a strong, evidence-based case.</p> <p>At <b>Xpress Tax Appeals</b>, we’ve helped thousands of Cook County homeowners reduce their property tax bills by successfully challenging inaccurate or excessive assessments. With over 18 years of experience and a reputation for results, we’re proud to be recognized as one of the county’s leading property tax appeal consultants.</p> <p>Our team includes certified assessment professionals, including CIAO and IAAO-trained experts, dedicated to delivering accurate evaluations and fair outcomes. We maintain an A+ rating with the Better Business Bureau and a consistent 5-star rating on Google, reflecting our commitment to honest service and proven results.</p> <p>In a year marked by delays and widespread assessment issues, taking early action isn’t just proactive, it’s a smart financial decision. No upfront fees. Guaranteed results. Let us help you secure the fair assessment you deserve.</p> <p>In Pursuit of the Lowest Possible Tax Bill,<br> Jason Terrell<br> President, Certified Illinois Assessing Officer</p> <p style='font-size: 13px'>Disclaimer: Information in this article is compiled from publicly available sources, including local government reports, Cook County tax agencies, and published news articles.</p> </div>