Illinois Property Tax Expertise

Local Illinois Property Tax Expertise with a National Footprint

Cook County is divided into three separate assessment districts: city of Chicago townships, north suburban townships, and west and south suburban townships. Cook County is on a rolling triennial reassessment cycle, with one of its three assessment districts assessed annually. The 2022 triennial reassessment is for the north suburban townships, 2023 will be the triennial reassessment for the south and west suburban townships, and 2024 will be for the city of Chicago townships.

Outside of Cook County, the rest of the state of Illinois operates on a quadrennial reassessment cycle, with 2023 being the next reassessment year. Ryan property tax professionals provide expert knowledge to help combat aggressive assessments. We invest in the most experienced professionals in the market with both industry and property type expertise as well as former assessors. Our professionals are more valuation focused and proactive than law firms, and our relationships with the jurisdictions and assessors translate into maximum tax savings realized for clients across Illinois.

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Number of Illinois Sites Represented:
5,600
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Number of Cook County Sites Represented:
2,000
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Illinois Client Property Tax Savings Realized in Last Two Years:
$86 Billion
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Illinois Market Experience:
25+ Years
Contact an Illinois Property Tax Expert

Illinois Property Tax Deadlines

Below are the local Illinois property tax deadlines. If you are interested in property tax deadlines for other states, please view our U.S. Property Tax Calendar.

Illinois

Lien Date

January 1
Real Property Information

Assessment Notice Issue Date

May-October

Appeal Deadline

May-December appeal deadline is 30 days after publication; 30 days from notice date; varies by jurisdiction
Real Estate Tax Bill Payment Information

Tax Bills Issued

May 1

First Installment Due (Delinquent Date)

June 1

Second Installment Due (Delinquent Date)

September 1
Personal Property Information
Personal property is not taxable in Illinois.

Illinois, Cook County

Lien Date

January 1
Real Property Information

Assessment Notice Issue Date

January 1

Appeal Deadline

Varies by township; March-November
Real Estate Tax Bill Payment Information

Tax Bills Issued

February 1 and July 1

Single Payment Due (Delinquent Date)

Date Not Applicable

First Installment Due (Delinquent Date)

March 1

Second Installment Due (Delinquent Date)

August 1
Personal Property Information
Personal property is not taxable in Illinois.

Illinois Real Estate Ryan Contact

Maggie Lane
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Ryan’s Illinois Property Tax Experts

Ryan’s property tax experts in Illinois are uniquely positioned to help organizations understand the complexities of multiple tax jurisdictions and their different approaches to valuing and assessing all property types. Our Property Tax team represents the largest property owners in Cook County and throughout the state of Illinois across every industry, with an average of more than 25 years of experience.

Mike Abbatemarco

Principal

Mike specializes in commercial real estate property tax consulting, ensuring that real estate assessments are fair and equitable for clients and advising on the property tax implications of new acquisitions. He is responsible for overseeing the entire property tax appeal process for several Midwest states, which includes compiling market research, constructing valuation analyses and direct capitalization models, filing appeals, and negotiating settlements with local assessing officials. His vast experience handling various property types includes office and medical office buildings, freestanding retail, shopping centers, hospitality, multifamily, assisted-living facilities, industrial buildings, and parking facilities.

Ken Hartman

CMI - Principal

For more than 20 years, Ken has assisted clients in resolving various property tax issues. Specializing in the valuation, assessment, taxation, and exemption of real and personal property on a state and local level, especially in Cook County, DuPage County, and Lake County, Ken has extensive experience in advising clients in the multifamily, retail, industrial, hospitality, and student housing sectors. By assembling a specialized team to support the client, Ken works with our national practice to make sure we are aggressively reviewing every property on an annual basis.

Shawn King

Principal

With more than 28 years of experience in the property tax industry, Shawn specializes in matters of valuation, assessment, taxation, and exemption for real property on a state and local level with a focus on Cook County, Illinois. Assignments have involved assessment and valuation issues for hotels, office buildings, data centers, industrial buildings, retail centers, and apartment buildings. He is responsible for the continued development of the Chicago Property Tax practice, which includes more than 25 professionals providing property tax consulting and compliance services to organizations throughout the United States.

John Minogue

Principal

John specializes in the valuation, assessment, taxation, and exemption of real and personal property on a state and local level for clients in a variety of industries, including commercial and industrial property, financial institutions, hospitals, public utilities, and not-for-profit charitable and civic organizations. Prior to joining Ryan, John served in management roles with national accounting and consulting.

Robert W. Tivnan

CMI - Vice President

With more than 40-plus years of experience in the property tax industry, Bob represents a wide variety of commercial, industrial, multifamily apartment, mixed, and special purpose properties, with a primary focus on CBD markets. His valuation background, negotiating skills, and in-depth knowledge of local assessment practices and procedures are major assets to property owners who seek premium proactive property tax consulting and planning in the Midwest’s high-profile assessing jurisdictions. Bob has represented and managed hundreds of clients and properties throughout the Midwest, which have resulted in more than three quarters of a billion dollars in assessment reductions and just under $115,000,000 in property tax savings for clients in the last decade. Bob is a Certified Member of the Institute (CMI) with the Institute for Professionals in Taxation and has been a featured speaker at the Chicago Tax Club and the Chicago Real Estate Council on pertinent property tax topics. He is also a member of the International Association of Assessing Officers (IAAO).

John O’Neil

CMI - Midwest Managing Consultant

John has more than 32 years of real estate and property tax industry experience. His knowledge and experience in both the public and private sectors provide clients with a complete understanding of the tax issues affecting their properties and the solutions to achieve the most favorable outcomes possible. He represents a diversified portfolio of properties in industries such as multifamily, retail, golf courses, quarries, industrial manufacturing, and distribution centers. He assertively filed an appeal to reduce the assessed value of a pharmaceutical company’s research and development facility by more than $32 million, resulting in property tax savings of more than $1.2 million, as well as successfully reduced the assessed value of a distribution center, owned by a regional supermarket chain, by $16 million, saving the client more than $320,000. John is the former deputy assessor for the Cook County Assessor’s Office, a Level III Certified Indiana Assessor-Appraiser, and a Certified Member of the Institute (CMI) with the Institute for Professionals in Taxation (IPT).

Still have questions? Contact us now.