Lake County is becoming one of the most in-demand living areas in the country. Home to both exclusive neighborhoods and rural towns, Lake County is a microcosm of Illinois and marks a transition point between Cook County and the rest of the state. The county has long straddled two worlds, though parts of it are quickly being subsumed by Cook County or are being changed by people fleeing Chicago. This is certainly a mixed blessing, as more people bring a better economy to the region, especially high-end areas. It is transforming the culture, at least in places, and some traditional areas are under threat from gentrification. Wauconda Township is far enough on the western edge of Lake County to be outside of comfortable commuting distance from Chicago. While this has protected a lot of the small-town charm, it has been unable to keep property values from rising. While the collar... Read More

The 2025 reassessment of northern Cook County has been one for the record books. While not like the earth-shattering disaster of the 2023 reassessment of the core of Chicago, taxpayers across the north have seen ridiculous values placed on their homes and businesses. Coupled with rising tax rates, the upcoming tax bills are going to be the highest ever seen in the area. This is not a gradual ramping up of costs either, but a hard spike that is instantly transforming many properties from long-term investments to unaffordable anchors around the necks of taxpayers. Leyden Township is at the heart of these value surges. Homeowners are experiencing a 21% rise in value, while business owners are seeing an increase of 42% in total taxable value. While any exemptions in place are helping, the only alternative to lower these untenable values is a property tax appeal. These have already paid dividends... Read More

For the past few decades, Lake County has established itself as the premier suburb of Chicago. Boasting some of the most exclusive neighborhoods in Illinois, Lake County has generally been seen as a haven for the wealthy. While many townships follow this model, Waukegan Township does not. Once an industrial center, this area is now home to many middle-class towns and villages, along with many working families. While independent, Chicago does still have an influence on Waukegan Township and the surrounding area. The issue of out-of-control property taxes in Cook County has been making its way north over the previous decades and even far-flung rural areas are feeling the strain. As the area becomes more suburbanized, homes and businesses have seen their assessed values increase. With gentrification rampant, many traditional communities are looking for a way to stand against the tide. Property tax appeals are becoming more important than ever... Read More

Lake County trails only DuPage County when it comes to the collar counties around Chicago. Like many of its collar county brethren, Lake is a combination of suburban areas, rural communities, and post-industrial towns. Fremont Township embodies this varied economic and cultural tapestry well, while having a charm all its own. Like most of the county, Fremont Township walks a line between being independent and being influenced by Chicago. One thing that Fremont Township cannot escape is rising property values and taxes. Thanks to the growing mess in Cook County and the general state of taxes across Illinois, both homes and businesses are seeing their values spike. As populations, demographics, and economies shift, this may become a larger problem every year. The collar counties have turned to property tax appeals to balance things out, and Fremont is no exception. O’Connor will explore how values are being impacted and how taxpayers... Read More

The 2023 reassessment of Cook County was a watershed moment for the people of Chicago and Illinois at large. When the Cook County Assessor’s Office (CCAO) was through with their triennial sweep of Chicago’s southern areas, devastation for taxpayers was widespread. Some property owners saw assessed value hikes as high as 700%. Average spikes were between 30-50%, which alone made many homes unaffordable. As many of the townships were home to working families and middle-class people, this led to accusations of gentrification and saw many families sell their homes or lose them outright. Businesses were hit equally hard, forcing many to shutter their doors. The response from taxpayers to this was swift. Property tax appeals hit an all-time high, while many futile attempts were made to fix the problem legislatively. Even the CCAO was forced to encourage people to protest their taxes. Soon, it was discovered that many errors were... Read More