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 2024 triennial reassessment is for Chicago, the 2025 triennial reassessment is for the north suburban townships, and 2026 will be the triennial reassessment for the south and west suburban townships.
Outside of Cook County, the rest of the state of Illinois operates on a quadrennial reassessment cycle, with 2023 being the most recent 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.
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
Real Property Information
Assessment Notice Issue Date
Appeal Deadline
Real Estate Tax Bill Payment Information
Tax Bills Issued
First Installment Due (Delinquent Date)
Second Installment Due (Delinquent Date)
Personal Property Information
Illinois, Cook County
Lien Date
Real Property Information
Assessment Notice Issue Date
Appeal Deadline
Real Estate Tax Bill Payment Information
Tax Bills Issued
Single Payment Due (Delinquent Date)
First Installment Due (Delinquent Date)
Second Installment Due (Delinquent Date)
Personal Property Information
Illinois Real Estate Ryan Contact
Illinois Property Tax Resources
- Navigating the Commercial Property Revaluation Process in Chicago
- State of Illinois Blue Collar Jobs Act Incentivizes Local Construction Projects
- Chicago’s 2024 Budget: Analyzing the Implications of the Recent Mansion Tax on Real Estate
- Taxpayers in Illinois Will See Sharp Increases in Property Valuations
- Plan Ahead to File Your Cook County, Illinois Property Tax Appeal
- Roadmap to Illinois Property Taxes
- Property Tax Insights
- Property Tax Newsletters
- U.S. Property Tax Calendar
- Local Roadmaps and Market Expertise
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.
Shawn King
Principal
With more than 30 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 40 professionals providing property tax consulting and compliance services to organizations throughout the United States.
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.
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.
John O’Neil
Director, CMI
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).
Robert W. Tivnan
Director, CMI
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).