Cook County Property Assessment

Lack of Uniformity in Assessments Leads to Higher Taxes in Chicago Neighborhoods

Due to quirks in Cook County's property assessment process, the assessed value of a homeowner's land and building is sometimes significantly higher than the assessed values of similar properties in the same neighborhood. This higher assessed value leads to a larger property tax bill for the homeowner.

To lower assessed values, homeowners can appeal their property assessment to the Cook County Board of Review. In 2014, over 300,000 property owners completed this appeals process.

An appeal has a higher chance of success if it cites "comparable properties" with similar characteristics but lower assessed values. While Cook County provides a tool for finding these comparable properties, its results are sometimes difficult to interpret.

Using open data from the Cook County data catalogue and scraped data from the Cook County Assessor's Office, I analyzed properties in Hyde Park, a neighborhood on the south side of the city of Chicago. By comparing the Hyde Park properties' sizes and characteristics, I identified 30 properties that were overassessed by at least $100 in 2016. The data for the analysis is stored in a PostgreSQL database, and the results of the analysis are listed below.

Hyde Park Properties with High Assessments

Property PIN: 21304170480000

Address: 7856 S SOUTH SHORE DR B, CHICAGO, IL

2016 Assessed Market Value: $81,690

Comparable Properties: 6

Average Comparable Market Value: $80,166

Difference: $1,524

Comparable Properties

  1. 21304170450000 - $81,320
  2. 21304140440000 - $79,590
  3. 21304170440000 - $81,320
  4. 21304140430000 - $79,590
  5. 21304140450000 - $79,590
  6. 21304140470000 - $79,590

Property PIN: 21304180120000

Address: 3101 E CHELTENHAM PL, CHICAGO, IL

2016 Assessed Market Value: $91,170

Comparable Properties: 2

Average Comparable Market Value: $89,820

Difference: $1,350

Comparable Properties

  1. 21304170430000 - $88,880
  2. 21301070290000 - $90,760

Property PIN: 21311090050000

Address: 8001 S PHILLIPS AVE, CHICAGO, IL

2016 Assessed Market Value: $235,770

Comparable Properties: 1

Average Comparable Market Value: $234,040

Difference: $1,730

Comparable Properties

  1. 21311090090000 - $234,040

Property PIN: 21303230380000

Address: 7717 S SAGINAW AVE, CHICAGO, IL

2016 Assessed Market Value: $98,510

Comparable Properties: 1

Average Comparable Market Value: $97,880

Difference: $630

Comparable Properties

  1. 21303230370000 - $97,880

Property PIN: 21301100410000

Address: 2456 E 74TH ST, CHICAGO, IL

2016 Assessed Market Value: $86,700

Comparable Properties: 1

Average Comparable Market Value: $83,760

Difference: $2,940

Comparable Properties

  1. 21301100360000 - $83,760

Property PIN: 21304170490000

Address: 7856 S SOUTH SHORE DR A, CHICAGO, IL

2016 Assessed Market Value: $85,770

Comparable Properties: 9

Average Comparable Market Value: $80,771

Difference: $4,999

Comparable Properties

  1. 21304170450000 - $81,320
  2. 21304140440000 - $79,590
  3. 21304170440000 - $81,320
  4. 21304170480000 - $81,690
  5. 21304170470000 - $81,690
  6. 21304140430000 - $79,590
  7. 21304170460000 - $82,560
  8. 21304140450000 - $79,590
  9. 21304140470000 - $79,590

Property PIN: 21304180250000

Address: 7849 S SOUTH SHORE DR D, CHICAGO, IL

2016 Assessed Market Value: $85,290

Comparable Properties: 1

Average Comparable Market Value: $83,760

Difference: $1,530

Comparable Properties

  1. 21301100360000 - $83,760

Property PIN: 21304140650000

Address: 7855 S COLES AVE, CHICAGO, IL

2016 Assessed Market Value: $80,460

Comparable Properties: 3

Average Comparable Market Value: $80,100

Difference: $360

Comparable Properties

  1. 21304140630000 - $80,100
  2. 21304140620000 - $80,100
  3. 21304140640000 - $80,100

Property PIN: 21304180150000

Address: 3107 E CHELTENHAM PL, CHICAGO, IL

2016 Assessed Market Value: $83,930

Comparable Properties: 1

Average Comparable Market Value: $83,760

Difference: $170

Comparable Properties

  1. 21301100360000 - $83,760

Property PIN: 21301100340000

Address: 7353 S PHILLIPS AVE, CHICAGO, IL

2016 Assessed Market Value: $86,220

Comparable Properties: 1

Average Comparable Market Value: $83,760

Difference: $2,460

Comparable Properties

  1. 21301100360000 - $83,760

Property PIN: 21304170470000

Address: 7856 S SOUTH SHORE DR C, CHICAGO, IL

2016 Assessed Market Value: $81,690

Comparable Properties: 6

Average Comparable Market Value: $80,166

Difference: $1,524

Comparable Properties

  1. 21304170450000 - $81,320
  2. 21304140440000 - $79,590
  3. 21304170440000 - $81,320
  4. 21304140430000 - $79,590
  5. 21304140450000 - $79,590
  6. 21304140470000 - $79,590

Property PIN: 21301070330000

Address: 2513 E 72ND ST TWHSE, CHICAGO, IL

2016 Assessed Market Value: $83,780

Comparable Properties: 1

Average Comparable Market Value: $81,100

Difference: $2,680

Comparable Properties

  1. 21301070320000 - $81,100

Property PIN: 21304180260000

Address: 7849 S SOUTH SHORE DR, CHICAGO, IL

2016 Assessed Market Value: $91,310

Comparable Properties: 1

Average Comparable Market Value: $90,760

Difference: $550

Comparable Properties

  1. 21301070290000 - $90,760

Property PIN: 21304180190000

Address: 3115 E CHELTENHAM PL, CHICAGO, IL

2016 Assessed Market Value: $84,010

Comparable Properties: 1

Average Comparable Market Value: $83,760

Difference: $250

Comparable Properties

  1. 21301100360000 - $83,760

Property PIN: 21304180160000

Address: 3109 E CHELTENHAM PL, CHICAGO, IL

2016 Assessed Market Value: $84,880

Comparable Properties: 1

Average Comparable Market Value: $83,760

Difference: $1,120

Comparable Properties

  1. 21301100360000 - $83,760

Property PIN: 21311110280000

Address: 2542 E 81ST ST, CHICAGO, IL

2016 Assessed Market Value: $81,990

Comparable Properties: 2

Average Comparable Market Value: $81,255

Difference: $735

Comparable Properties

  1. 21311110270000 - $81,050
  2. 21311110250000 - $81,460

Property PIN: 21304170440000

Address: 7856 S SOUTH SHORE DR F, CHICAGO, IL

2016 Assessed Market Value: $81,320

Comparable Properties: 4

Average Comparable Market Value: $79,590

Difference: $1,730

Comparable Properties

  1. 21304140440000 - $79,590
  2. 21304140430000 - $79,590
  3. 21304140450000 - $79,590
  4. 21304140470000 - $79,590

Property PIN: 21304170420000

Address: 7858 S SOUTH SHORE DR A, CHICAGO, IL

2016 Assessed Market Value: $85,860

Comparable Properties: 5

Average Comparable Market Value: $81,414

Difference: $4,446

Comparable Properties

  1. 21304170370000 - $81,790
  2. 21304170380000 - $81,320
  3. 21304170410000 - $81,320
  4. 21304170400000 - $81,320
  5. 21304170390000 - $81,320

Property PIN: 21301100330000

Address: 7351 S PHILLIPS AVE, CHICAGO, IL

2016 Assessed Market Value: $85,720

Comparable Properties: 1

Average Comparable Market Value: $83,760

Difference: $1,960

Comparable Properties

  1. 21301100360000 - $83,760

Property PIN: 21304170450000

Address: 7856 S SOUTH SHORE DR E, CHICAGO, IL

2016 Assessed Market Value: $81,320

Comparable Properties: 4

Average Comparable Market Value: $79,590

Difference: $1,730

Comparable Properties

  1. 21304140440000 - $79,590
  2. 21304140430000 - $79,590
  3. 21304140450000 - $79,590
  4. 21304140470000 - $79,590

Property PIN: 21301100530000

Address: 2462 E 74TH ST, CHICAGO, IL

2016 Assessed Market Value: $90,600

Comparable Properties: 1

Average Comparable Market Value: $83,760

Difference: $6,840

Comparable Properties

  1. 21301100360000 - $83,760

Property PIN: 21303010200000

Address: 7542 S ESSEX AVE 1, CHICAGO, IL

2016 Assessed Market Value: $211,820

Comparable Properties: 1

Average Comparable Market Value: $55,470

Difference: $156,350

Comparable Properties

  1. 21301170010000 - $55,470

Property PIN: 21311110250000

Address: 2536 E 81ST ST, CHICAGO, IL

2016 Assessed Market Value: $81,460

Comparable Properties: 1

Average Comparable Market Value: $81,050

Difference: $410

Comparable Properties

  1. 21311110270000 - $81,050

Property PIN: 21301070300000

Address: 2511 E 72ND ST, CHICAGO, IL

2016 Assessed Market Value: $82,040

Comparable Properties: 1

Average Comparable Market Value: $81,100

Difference: $940

Comparable Properties

  1. 21301070320000 - $81,100

Property PIN: 21304170370000

Address: 7858 S SOUTH SHORE DR F, CHICAGO, IL

2016 Assessed Market Value: $81,790

Comparable Properties: 4

Average Comparable Market Value: $81,320

Difference: $470

Comparable Properties

  1. 21304170380000 - $81,320
  2. 21304170410000 - $81,320
  3. 21304170400000 - $81,320
  4. 21304170390000 - $81,320

Property PIN: 21304180210000

Address: 7849 S SOUTH SHORE DR, CHICAGO, IL

2016 Assessed Market Value: $93,300

Comparable Properties: 2

Average Comparable Market Value: $89,820

Difference: $3,480

Comparable Properties

  1. 21304170430000 - $88,880
  2. 21301070290000 - $90,760

Property PIN: 21304180230000

Address: 7849 S SOUTH SHORE DR, CHICAGO, IL

2016 Assessed Market Value: $85,420

Comparable Properties: 1

Average Comparable Market Value: $83,760

Difference: $1,660

Comparable Properties

  1. 21301100360000 - $83,760

Property PIN: 21301070310000

Address: 7205 S COLES AVE, CHICAGO, IL

2016 Assessed Market Value: $92,730

Comparable Properties: 1

Average Comparable Market Value: $81,100

Difference: $11,630

Comparable Properties

  1. 21301070320000 - $81,100

Property PIN: 21301070280000

Address: 7203 S COLES AVE, CHICAGO, IL

2016 Assessed Market Value: $91,510

Comparable Properties: 1

Average Comparable Market Value: $90,760

Difference: $750

Comparable Properties

  1. 21301070290000 - $90,760

Property PIN: 21301100510000

Address: 2458 E 74TH ST, CHICAGO, IL

2016 Assessed Market Value: $87,970

Comparable Properties: 1

Average Comparable Market Value: $83,760

Difference: $4,210

Comparable Properties

  1. 21301100360000 - $83,760