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Illinois Property Tax Calculator
2026

Enter your home value to get your exact Illinois property tax — annual bill, monthly escrow, exemptions, and 30-year projection. Average effective rate: 1.97%.

Illinois county rates Homestead, Senior & Veteran exemptions Mortgage escrow breakdown 30-year projection State comparison

Avg Effective Rate

1.97%

Median Annual Tax

$5,048

Payment Deadline

Varies by county (typically July/Sept)

Illinois Property Tax Estimator 2026

Home Value

State

County (auto-fills average rate) County not listed? The Statewide Average option at the top uses a representative rate. Edit the Tax Rate field below if you know your exact rate.

Tax Rate (%) Auto-filled from county. Edit if you know your exact rate.

State average. CO: ~7%, SC: ~4%, IL: ~33%. Edit if needed.

Exemptions

🏠 Homestead

$10,000 off equalized assessed value (Cook Co: $10K)

👴 Senior (65+)

$8,000 EAV reduction + freeze option

🎖 Veteran

100% disabled: full exemption

♿ Disability

Disability-based exemption

Custom Exemption ($)

Enter a specific dollar amount to deduct from assessed value.

Mill Rate (per $1,000) Type mill rate → Tax Rate (%) auto-fills. 20 mills = 2.0%

Annual Appreciation (%) Used for 30-year projection.

Annual Tax Rate Increase (%) Avg. US: ~2% per year historically.

💡 Pro Tip Over 40% of US homeowners may be overpaying on property taxes due to inaccurate assessments. If your assessed value exceeds comparable sales prices, you may be eligible to appeal. See the "Appeal Guide" in results.

See exactly how property tax affects your monthly mortgage payment via escrow.

Home Purchase Price

Down Payment (%)

Mortgage Rate (%) Current avg 30-yr fixed: ~6.85%

Annual Home Insurance ($)

See what you'd pay in any state for the same home value.

Home Value to Compare

California

$2,625

estimated annual property tax

Monthly

$219

Quarterly

$656

Daily

$7.19

Calculation Breakdown

Market value	—
Assessment ratio	—
Assessed value	—
Exemptions applied	—
Taxable value	—
Effective tax rate	—
Annual property tax	—

Tax burden vs home value—

0%1%2%3%+

30-Year Tax Projection

Assumes 3% annual home appreciation, 2% annual tax rate increase. Actual future taxes may differ.

How to Appeal Your Illinois Tax Assessment

Appeal window in Illinois: 30 days from assessment notice. Over 40% of US homeowners may be overpaying. Here's how to fight back:

Get your assessment notice

Your county assessor mails a Notice of Assessment each year. Note the assessed value and the appeal deadline — in Illinois, the window is typically 30 days from assessment notice.

Find comparable sales (comps)

Look up 3–5 similar homes that sold near your home's assessment date. If they sold for less than your assessed value, you have a case.

Check for errors

Verify square footage, bedroom/bathroom count, lot size, and year built. Errors in these fields are common and directly inflate your tax bill.

File the appeal

Submit a written appeal to your county's Board of Review or Assessment Appeals Board before the deadline. Include your comps and any property errors.

Attend the hearing

Most appeals are informal hearings. Present your evidence calmly. Median savings for successful appeals: $539/year (Realtor.com, 2024).

State Rankings 2026

Top 5 Highest & Lowest

Annual tax on a $350,000 home — highest & lowest states · Illinois rate: 1.97%

🔴 Highest Tax States

🟢 Lowest Tax States

📍 Illinois at a Glance Illinois has an average effective rate of 1.97% with a median annual tax of $5,048. IL has the 2nd highest effective rate; Cook County (Chicago) uses a complex assessment system.

Illinois 2026 Quick Facts

Illinois Stats

Illinois Avg Rate

1.97%

Median Annual Tax

$5,048

Payment Deadline

Varies by county (typically July/Sept)

Appeal Deadline

30 days from assessment notice

National Avg Rate

0.90%

Homestead Exemption

$10,000 off equalized assessed value (Cook Co: $10K)

📋 Illinois Note: IL has the 2nd highest effective rate; Cook County (Chicago) uses a complex assessment system.

🏦 Escrow Impact: At Illinois's 1.97% average rate, property tax adds approximately $575/month to escrow on a $350K home.

Exemption Guide

Save $500–$5,000/yr

🏠 Homestead Exemption

Illinois: $10,000 off equalized assessed value (Cook Co: $10K)
Apply at your county assessor's office — not automatic.

👴 Senior (65+) Exemption

Illinois: $8,000 EAV reduction + freeze option
Avg benefit: $500–$2,000/yr

🎖 Veteran Exemption

Illinois: 100% disabled: full exemption
Check your state VA office for documentation requirements.

♿ Disability Exemption

Varies widely by state and disability level.
100% disabled homeowners may qualify for full exemption in TX, FL, and others.
Requires documentation from SSA or physician.

⚠️ Important Exemptions are not automatic — you must apply. Many homeowners miss thousands in savings simply because they never filed. Contact your county assessor's office to apply.

Property Tax Rates by State — Complete 2026 Rankings

All 50 States

All 50 states ranked by effective rate · estimated annual tax on a $350K and $500K home · Illinois highlighted

High ≥1.5% Med 0.8–1.5% Low <0.8%

#	State	Effective Rate	On $350K Home	On $500K Home	Homestead Exemption	Burden Level

Illinois Property Tax Rate 2026

Illinois Property Tax · 2026 Reference Guide

Tax Year 2026 · Updated June 2026

Illinois Property Tax Rate 2026: What You’re Actually Paying (And Why)

Illinois homeowners pay some of the steepest property taxes in the United States — and 2026 is no exception. With an average effective rate of 1.97%, Illinois ranks 2nd in the nation, behind only New Jersey. On a $350,000 home that’s $6,895 per year, or roughly $575 every single month added to your mortgage escrow.

Sources: Illinois Department of Revenue · Cook County Assessor’s Office · Illinois Property Tax Code (35 ILCS 200)

1.97% Avg. effective rate

$6,895 Annual tax on $350K home

#2 Highest in nation

How Illinois Property Tax Is Calculated: The 3-Step Formula

Unlike most states where the math is simple, Illinois uses a layered system that confuses even long-time homeowners. Understanding it is the first step to using any calculator correctly.

Assessed Value Your county assessor assigns a value to your property. In most Illinois counties, residential property is assessed at 33.33% of its fair cash (market) value. So a home worth $300,000 gets an assessed value of $100,000. Cook County is different — it uses a tiered system where residential property is assessed at just 10% of market value, bringing that same $300,000 home to $30,000 assessed.

Equalization (The “Multiplier”) The Illinois Department of Revenue applies a state equalization factor — called the “multiplier” — to each county’s assessed values to bring them in line with the 33.33% standard. For Cook County in 2024, that multiplier was 3.0355 (announced May 2025). That $30,000 Cook County assessed value becomes roughly $91,065 of Equalized Assessed Value (EAV). This is the number exemptions are subtracted from, and the number your tax rate is applied to.

Apply the Tax Rate Local taxing bodies — school districts, municipalities, park districts, library districts, fire protection districts — each set their own levy. You can easily have 8–12 different taxing bodies stacking their rates on top of each other on a single property. The sum of all those rates, applied to your EAV, is your annual bill.

Annual Tax = (Market Value × Assessment Ratio × Equalization Factor − Exemptions) × Combined Tax Rate

Illinois Property Tax Rates by County 2026

Illinois has 102 counties, and the gap between the highest and lowest is staggering. Here’s what you’re looking at across the major areas:

County	Effective Rate	Median Annual Bill	Notes
Lake	3.20%	$8,743	Highest in the state
McHenry	2.18%	$7,176	Strong school district levies
DuPage	2.16–2.22%	$7,578–$7,812	Naperville, Wheaton, Elmhurst
Kane	2.60%	$7,219	Aurora, Elgin, Geneva
Will	2.12%	~$8,480 on $400K	Joliet area
Cook	2.02%	$6,349	Chicago + suburbs
Kendall	~2.20%	$7,556	Fast-growing area
Champaign	~2.10%	~$4,000	University of Illinois area
Hardin	0.71%	$447	Lowest in the state

The suburban Chicago collar counties — Lake, DuPage, Kane, Will, McHenry — consistently carry the heaviest burden because they fund exceptionally well-resourced school districts through property taxes.

Downstate contrast: Rural southern Illinois counties like Hardin, Pulaski, and Alexander pay under $1,100 annually — less than 15% of what a Lake County homeowner pays. On the same $350,000 home: an Alabama homeowner pays ~$1,400 while an Illinois homeowner pays ~$6,895. That’s a $5,495 annual gap — or $457 more per month.

2026 Updates: What Changed This Year

Illinois has been under enormous political pressure to address property taxes, and 2026 brought a wave of legislative activity.

PTELL Inflation Factor

The Property Tax Extension Limitation Law caps how much total property tax revenue non-home-rule taxing districts can collect each year. For 2026, the inflation factor is 2.9%. This means local school districts, park districts, and libraries can only grow their total levy by 2.9% — unless voters approve a referendum. Note: PTELL caps the aggregate levy, not individual bills. If your home’s assessed value rose faster than the county average, your bill can still jump well above 2.9%.

Senior Freeze Income Threshold — Raised to $75,000

A significant win for seniors: the income threshold for the Low-Income Senior Citizens Assessment Freeze Homestead Exemption was raised from $65,000 to $75,000 for tax year 2026. Tens of thousands of additional Illinois seniors who were previously just over the limit now qualify to have their equalized assessed value locked in place permanently.

Legislative Proposals Still in Committee

Bill	What It Would Do	Status
HB 4626	Overhaul the General Homestead Exemption with a fixed exemption by county size plus additional exemption equal to EAV increase since purchase	House Rules Committee
HB 3723	Cap annual property tax increases for seniors receiving the Senior Citizens Homestead Exemption at 1% per year	In committee
HB 3724	Cap annual bill increases for all homeowners with the General Homestead Exemption at 3% per year, starting 2026 tax year	In committee

The 27% increase since 2018: Illinois property taxes have risen nearly 27% — from $31.8 billion to $40.37 billion in total collections. The primary driver is pension obligations. Since 2016, general fund payments to the Teachers’ Retirement System have grown 68%, and pensions now consume nearly 40% of Illinois’ education budget. Of Illinois residents who moved out in 2024, 95% relocated to lower-tax states.

Illinois Property Tax Exemptions 2026

Most Illinois homeowners are aware of the Homestead Exemption. Far fewer claim everything they’re entitled to. Here’s the complete picture for 2026:

General Homestead Exemption

What it does: Reduces your EAV by up to $6,000 (most counties) or $10,000 in Cook County.
Who qualifies: Any homeowner who owns and occupies the property as their principal residence.
Auto-renewal: Yes, in Cook County.
Cook County deadline: Applications after May 15, 2026 processed as Certificate of Error.
Dollar value: At Cook County’s 2.02% rate, a $10,000 EAV reduction saves ~$202/year. In Lake County at 3.20%, that same reduction saves ~$320/year.

Senior Citizens Homestead Exemption (Age 65+)

What it does: Additional EAV reduction of $8,000 in Cook County and adjacent counties, or $5,000 elsewhere. Stacks on top of the General Homestead Exemption.
Who qualifies: Age 65+ (born 1960 or prior for 2026), own and occupy as principal residence.
Auto-renewal: Yes, in Cook County.
Combined savings: General + Senior = $18,000 total EAV reduction in Cook County — ~$364/year at the 2.02% effective rate.

⚑ Low-Income Senior Citizens Assessment Freeze (Senior Freeze)

What it does: Locks your EAV at its base-year level. Every year your neighborhood appreciates, you pay nothing extra on that appreciation.
2026 income limit: Total household income below $75,000 (raised from $65,000 — covering significantly more seniors).
Who qualifies: Age 65+, own and occupy as principal residence, income under $75,000.
Auto-renewal: No — must be filed annually. Cook County applications opened March 9, 2026.
Real-world value: In rising markets where Cook County assessed values rose 20–30% in recent cycles, a frozen EAV can save a qualified senior $1,000–$3,000/year.

Disabled Veterans’ Homestead Exemption

30–49% disability: $2,500 EAV reduction
50–69% disability: $5,000 EAV reduction
70–99% disability: Full exemption
100% disability: Full exemption from all property taxes on primary residence
Auto-renewal: No — must be filed annually with VA disability documentation.

Additional Exemptions

Persons with Disabilities: $2,000 EAV reduction for homeowners with a qualifying disability under federal standards.
Returning Veterans: $5,000 EAV reduction for the tax year a veteran returns from active duty in an armed conflict.
Longtime Occupant (Cook County only): Automatic cap on EAV growth for homeowners who have lived in the home 10+ years with qualifying income — no ceiling on the reduction if assessed value exceeded PTELL limits.

How to Appeal Your Illinois Property Tax Assessment

Over 40% of Illinois homeowners may be overpaying because their assessments don’t reflect market reality. In Cook County, 39.4% of 2024 Board of Review appeals won a reduction — up from 28.4% in 2022. That’s not a long shot. That’s nearly a coin flip, weighted in your favor if you have evidence.

Cook County: Township-by-Township Calendar

Cook County uses a rolling township-by-township appeal schedule — there’s no single statewide deadline. Each township has roughly a 30-day appeal window. After the Cook County Assessor’s Office window closes, the Cook County Board of Review opens a separate window. Then appeals go to the Illinois Property Tax Appeal Board (PTAB) or Cook County Circuit Court.

In 2026, Worth Township’s appeal deadline is June 8. Check the Cook County Assessor’s Assessment Calendar at cookcountyassessoril.gov for your specific township.

Downstate Counties

Most non-Cook counties open a 30-day appeal window after the assessor publishes the annual list of changes. Dates are posted in local newspapers and on county websites. File with the county Board of Review (or Supervisor of Assessments). Decisions can be appealed to PTAB within 30 days.

What Makes a Winning Appeal

Find 3–5 comparable sales (comps) — similar homes that sold near your assessment date for less than your assessed value. If comparable homes sold for $280,000 but your home is assessed at a market value of $310,000, you have a case.

Check for factual errors — square footage, bedroom/bathroom count, lot size, year built. County records are frequently wrong, and these errors directly inflate your bill.

Compare your assessment ratio — in Cook County, your assessed value should be roughly 10% of market value (before equalization). If it’s higher, that’s your argument.

Note the appeal window on your assessment notice — Illinois taxes are charged in arrears. Your 2026 bill is based on 2025 assessed values. The appeal window for those 2025 values may already be closing.

Appeal savings

Successful Illinois appeals save a median of $539/year (Realtor.com, 2024). For Cook County in high-value townships, average reductions often run $1,000–$2,000 per year.

Illinois vs. Neighboring States

If you’re wondering why so many Illinois residents are leaving, the property tax numbers tell a significant part of the story. Here’s what the same $350,000 home costs annually across the Midwest:

State	Effective Rate	Annual Tax on $350K Home
Illinois	1.97%	$6,895
Wisconsin	1.71%	$5,985
Iowa	1.51%	$5,285
Michigan	1.54%	$5,390
Missouri	0.99%	$3,465
Indiana	0.85%	$2,975
Kentucky	0.86%	$3,010

Moving from Chicago to Indianapolis represents roughly $3,920/year in property tax savings on the same home value. Over 20 years, that’s a $78,400 difference in tax outlay, not counting compounding.

Illinois Property Tax Payment Schedule 2026

Illinois property taxes are paid in arrears — your 2026 bill is based on your 2025 assessed value. Bills come in two installments:

Installment	Typical Due Date	Amount
1st Installment	June (Cook County: first week of June)	~55% of prior year’s total bill
2nd Installment	September (Cook County: September)	Balance, adjusted for assessment changes and exemptions

If you miss a payment: Late interest accrues at 1.5% per month (18% annually). After two years of non-payment, the county can sell the delinquent tax lien. Cook County Treasurer Maria Pappas delayed a lien sale scheduled for August 2025, with the sale ultimately rescheduled for March 2026.

Why Illinois Property Taxes Are So High: The Structural Problem

Understanding this matters because it tells you whether rates are likely to go up or down over your ownership horizon.

Schools are funded almost entirely locally. Illinois public education relies on property taxes more than almost any other state. School districts often account for 60–70% of a homeowner’s total property tax bill. There is no robust state funding equalization mechanism to reduce property tax dependence.

Pension obligations are consuming education budgets. Payments to the Teachers’ Retirement System have grown 68% since 2016, and pensions now consume nearly 40% of the state education budget. As pension costs crowd out direct school funding, districts levy more in property taxes to maintain services.

No state property tax, but also no state relief. Illinois collects no statewide property tax — it’s entirely local. This gives the state political cover to say “we don’t control property taxes” while setting the mandates and pension structures that drive local levies.

Home-rule municipalities have no PTELL cap. Chicago and other home-rule jurisdictions are exempt from PTELL. Their levies can grow without the 2.9% inflation cap that constrains non-home-rule districts. Roughly 80% of Chicago property taxes go to city pensions.

TIF districts divert revenue. Tax Increment Financing districts freeze the tax base at a set level and redirect any growth in tax revenue to the TIF for redevelopment. This forces other taxing bodies to raise rates to compensate, pushing bills higher for everyone outside the TIF. Critics argue many Illinois TIFs have lasted far too long.

Frequently Asked Questions

What is the property tax rate in Illinois in 2026?

The average effective Illinois property tax rate is 1.97% in 2026. The median annual property tax bill is approximately $5,048. However, rates vary enormously by county — from 0.71% in rural Hardin County to over 3.20% in Lake County.

How is property tax calculated in Illinois?

Illinois uses a three-step process: (1) your assessor sets an assessed value — 33.33% of fair market value statewide or 10% in Cook County; (2) the state applies an equalization multiplier to bring all counties to the 33.33% standard; (3) your local taxing bodies’ combined rate is applied to your EAV after exemptions.

What exemptions can reduce my Illinois property tax?

Illinois offers the General Homestead Exemption (up to $10,000 EAV in Cook County), Senior Citizens Homestead Exemption ($8,000 EAV in Cook County for age 65+), Senior Freeze (freezes EAV for qualifying seniors with household income under $75,000 in 2026), Disabled Veterans’ Exemption (up to full exemption for 100% disabled veterans), Persons with Disabilities Exemption ($2,000 EAV), and the Cook County Longtime Occupant Exemption.

When are Illinois property taxes due in 2026?

Most Illinois counties collect in two installments — typically June and September. Cook County’s first installment was due in early June 2026, with the second installment due in September. Late payments accrue interest at 1.5% per month.

Can I appeal my Illinois property tax assessment?

Yes. In Cook County, appeals are filed township by township on a rolling calendar — check the Cook County Assessor’s Assessment Calendar for your specific township window. In most other counties, a 30-day appeal window opens after the assessor publishes the annual assessment changes. In 2024, nearly 40% of Cook County Board of Review appeals successfully reduced assessments.

Why is Illinois property tax so high?

Illinois relies heavily on property taxes to fund public schools, which account for 60–70% of most homeowners’ bills. Rising pension obligations for teachers consume nearly 40% of the state education budget, forcing school districts to levy more through property taxes. The state’s PTELL cap limits aggregate levy growth to 2.9% for 2026, but home-rule municipalities like Chicago are exempt from this cap.