Frequently Asked Questions
We are here to help! Ask a Taxpert!
Can my property taxes increase if I lose my appeal?
No, and this is a common misconception for many Cook County homeowners.
If you appeal your Cook County property taxes and the county analyst does not agree with the evidence provided, the assessed valuation and taxes for your property will remain the same. The county refers to this denial status as a “No Change” ruling.
What are “Comps” or Comparables?
A “comparable property” is a property located in your given taxing district with similar characteristics to those of your property. Similar characteristics that are considered include property classification, building age, building square footage, land square footage, exterior construction, etc.
What is the difference between Market Value vs. Assessed Value? And does appealing change my Market Value?
Your property’s assessed value is 10% of your estimated market value. The assessor determines this value by considering a large set of factors such as sales of comparable properties, square footage, location and construction type.
Your market value is how much your property is worth based on improvements and updates you made, as well as how much someone is willing to pay for the property.
When you appeal your property taxes, you are attempting to reduce your property’s assessed value. A reduction of your assessed value will NOT influence the market value of your property.
Can I appeal my rental property?
Yes! You can always appeal your property taxes regardless of occupancy status.
Whether you are using the property as a primary property, 2nd home or rental and you are responsible for paying for the property taxes, you have a right to appeal them.
When will I see the savings from appealing my property?
A property tax bill is composed of 2 installments and is paid in arrears.
- The 1st installment is usually billed by March every year and is 55% of the total tax bill.
- The 2nd installment is billed by August 1st. Any reduction obtained through the appeal process will be reflected in the 2nd installment.
How long does the appeal process take?
Once the appeal evidence has been submitted and the 30-day township deadline window has closed, it takes around 60 days to receive the results. This time frame can vary based on the number of appeals that have been filed at the Assessors Office.
How much are your services?
We do not charge an upfront fee and only charge if we are successful in appealing a property’s taxes. If we are successful we charge one-half of the first year’s savings even though the tax reduction savings continue up to the next three years.
How do you know how much I’m supposed to save on my property tax bill?
Our advanced software takes into consideration 117 property factors as well as comparable properties in your neighborhood to determine the fair assessment of your property.
What is the difference between TAG and Xpress Tax Appeals?
Xpress Tax Appeals is the appeal-focused business of Taxpayer Advocate Group (TAG). TAG developed the Xpress Tax Appeals software to discover discrepancies in property assessments and provide the evidence needed to reduce property taxes.
In addition to appealing taxes through Xpress Tax Appeals, TAG also assists customers in the identification and collection of overpaid taxes and refunds resulting from taxation errors.
Why Did I Receive This Letter in the Mail?
We researched your property characteristics and your property fits our model. Our system identifies individual properties that that are being assessed higher than similar properties in their neighborhood. There is strong evidence supporting a reduction in the assessed value of these properties.