The PropertyTax.net project.

John P. Fitzgerald
Attorney at Law
Telephone (312) 346-3000

PropertyTax.net focuses on Cook County
Cook County has the most complex property tax code in the United States. With over 1.6 million parcels and property tax revenue exceeding $9.3 billion, we decided to give the Cook County tax collection system its due.

Cook County Tax Basics
Get a glimpse at how the Cook County system really works. Learn about how you can ascertain the current assessment on a parcel, get an understanding of certain tax jargon, find out the differences between classifications and even download a form you may need. Here, you can find out about new developments in the area of property tax and will soon be able to view articles relating to the subject.
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Assessment Case Studies
View a representative sampling of some of the properties recently represented by John P. Fitzgerald, Ltd. in our Case Studies Section.
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Tax Exemptions
Many properties are eligible for an exemption from taxation or a more favorable assessment because of their use and/or the tax status of their owners. If you would like more information, call John P. Fitzgerald, Ltd.

Current Cook County Tax News
Hospitals
The Cook County Assessor may be making plans to assess not-for-profit hospitals. Assessor Houlihan has told the Cook County Board that if he were to assess the 50 or so not-for-profit hospitals, he could generate an additional $240 million in tax revenue annually.

It remains unclear what Assessor Houlihan proposes for real estate owned by HMO's, which currently enjoy an exemption from taxation.

Taxpayer Bailout
Cook County Assessor Houlihan is proposing legislation which will give some homeowners a property tax rebate. 

Houlihan's proposal would give Cook County homeowners up to $700 back if their tax bills exceed five percent of their income. He says money for the program will come from the city of Chicago, other municipalities and Cook County.

A spokesman for County Board President Todd Stroger says he supports any ideas that gives county residents tax relief.

Assessment Rate Changes
Cook County's 10/25 plan is now law. Beginning in 2009, assessment rates have been changed as follows:
Vacant Land-10%
Residential-10%
Apartments-16% during 2009, 13% during 2010, 10% during 2011,
Non-Profit Use-25%
Commercial-25%
Industrial-25%

2008 Triennial Reassessment
All real estate located in the south and southwest suburbs of Cook County was reassessed during 2008. The deadline to file an assessment appeal has passed.

2009 Triennial Reassessment
All real estate located within the City of Chicago corporate limits, is being reassessed during 2009.

Local Politics
Politics is a featured section on this web site because this is Cook County after all.
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Local Government Links
Looking for property tax information on the Internet? We maintain a collection of links to over 7,500 state and local government sites organized by state.
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Help Wanted
See our Careers Section

Get Our Free Newsletter
John P. Fitzgerald, Ltd. publishes a quarterly newsletter concerning legal, economic and political developments which may tend to affect property tax bills. Visit our Newsletter Section to sign-up.
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Tax Reactivation Program
All industrial-commercial property owners in Bloom, Bremen, Calumet, Rich and Thornton townships should know about the possible tax advantages of participating in this program.

Cook County Tax Alerts!
Stay current with important Cook County property tax filing deadlines and related announcements. Current alerts include:

ASSESSOR: Tax Year 2009
The Cook County Assessor is in the process of mailing taxpayers Notices of Revised Assessments for 2009. The townships mailed to date and the last day to file are as follows.
River Forest: 6/15/09
Riverside: 6/29/09
Norwood Park: 7/13/09
Cicero: 7/20/09
**Rogers Park: 7/31/09
Oak Park: 8/3/09

BOARD of REVIEW: Tax Year 2008
Closed for filing on 6/9/09.

** Denotes Triennial Reassessment

TREASURER: Property Tax Payments,
2007 2d Installment was due 11/3/08
2008 1st Installment was due 3/3/09
2008 2d Installment will be due Fall 2009

TREASURER: Tax Sales,
2007 Scavenger Sale, ended 1/18/08
2007 Annual Sale, begins 7/16/09

Corporate Taxpayers
We respond promptly to RFP's. Please direct it to John P. Fitzgerald

Real Estate Tenants
You may be entitled to a substantial rebate for past property taxes you paid due to refunds your landlord may have obtained. These refunds would be the result of Tax Rate Objections, actions before the Property Tax Appeals Board, or in Circuit Court. Call us for more information.

Condominiums and Townhouses
All those new condominium projects in downtown Chicago have created a glut, forcing recent market values downward. Condominium and townhouse boards should be vigorously contesting their assessments.

Tax Incentives
Find out if your proposed development may be eligible for one of Cook County's numerous Tax Incentive programs. Several programs are offered for new or revitalized industrial, commercial and multifamily residential developments.
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Collar Counties
Despite their claims, the suburban Chicago counties are not immune to excessive taxation. Property owners in DuPage, Kane, Kendall, Lake, McHenry and Will Counties need to be on the lookout for assessment increases.
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Approved Illinois Appraisers*

Binder Realty Consultants, Inc.
Richard J. Binder, MAI
3040 Finley Road
Downers Grove, Illinois 60515
Telephone: 630-963-1177

Buchaniec & Company, Ltd.
Richard Buchaniec, MAI, CAE
1758 Bittersweet Drive
St. Anne, Illinois 60964
Telephone: 312-719-5851

Byrnes, Houlihan & Walsh, LLC
20 E. Jackson Blvd.
Suite 650
Chicago, Illinois 60604
Phone: 312-880-0260

Fitzgibbons & Associates, Inc
Edward Fitzgibbons
11011 S. Kedzie Ave.
Chicago, Illinois 60655
Telephone: 773-779-5820

Illinois Valuation Group, Ltd.
Thomas W. Grogan, MAI
455 Ruby Street
Suite 400
Joliet, Illinois 60435
Telephone: 866-200-2929
Website: Illinois Valuation Group

KMD Valuation Group, LLC
Kathy Dart, MAI
751 S. Clark St.
Suite 203
Chicago, IL 60605
Telephone: 312-360-1170
email: kathy.dart@kmdvaluation.com

LaSalle Appraisal Group
Joseph M. Ryan, MAI
11 S. LaSalle Street
Chicago, Illinois 60603
Telephone: 312-541-1661

Madison Appraisal, LLC
Robert Kruse
29 S. LaSalle St.
Suite 800
Chicago, Illinois 60603
Telephone: 312-276-7107

McNamara & Associates
Brian T. McNamara
9504 S. Hamilton Ave.
Chicago, Illinois 60643
Telephone: 773-238-4685

Midwest Appraisal Company, Inc.
Jack Moody, CIAO
3055 W. 111 th Street
Chicago, Illinois 60655
Telephone: 773-238-7500

Peterson Appraisal Group
Gary Peterson, MAI
6035 N. Northwest Highway
Suite 200
Chicago, Illinois 60631
Telephone: 773-763-6801
Website: www.commercialappraiser.com

Real Estate Analysis Corporation
Michael J. Kelly, MAI
205 N. Michigan Avenue
Suite 3916
Chicago, Illinois 60601
Telephone: 312-346-1020
Website: www.reac.com

SAS, Inc.
Robert W. Schlitz, MAI
10448 S. Western Ave.
Chicago, Illinois 60643
Telephone: 773-233-6044

S. Siegel & Associates, Ltd.
Martin Siegel
2217 Lakeside Drive
Deerfield, IL 60015
Telephone: 847-283-0101

Terrence O'Brien & Co.
Terrence M. O'Brien, MAI
1247 Waukegan Road
Suite 103
Glenview, Illinois 60062
Telephone: 847-729-1310

Zimmerman Real Estate Group, Ltd.
Susan Z. Ulman, MAI
111 W. Washington Blvd.
Suite 750
Chicago, Illinois 60602
Telephone: 312-782-8000

* This list is not exclusive. All licensed appraisers are encouraged to apply to be listed here.

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