The deadlines to file appeals on property tax assessments in the Lake Forest and Lake Bluff area are drawing near.
Property owners in Shields Township, which covers all of Lake Bluff and north of Route 60 in Lake Forest, have until Aug. 15 to appeal. The deadline for Libertyville Township is Aug. 29. It’s slightly later in Moraine Township which has a Sept. 6 date and West Deerfield Township on Sept. 19. The final date for Vernon Township has not yet been determined, according to officials.
As of July 27, only 99 appeals, out of more than 10,000 properties, have been filed in Shields Township said Kathleen Blahunka, township assessor.
“That’s not a lot,” Blahunka said.
For those considering an appeal, Blahunka suggests going to the Lake County Assessor’s website to see how your property compares to similar homes in the area.
“As local assessor, it’s our job to know the local property,” Blahunka said. “Is it a wood or brick exterior? Is it a one or two story house? Does it have a garage? How big? How many plumbing fixtures are in there? How large is the above-ground living area? Do you have finished basements or not?”
If there is a change in your property that lowers its value, Blahunka advises contacting your township assessor.
“You wouldn’t have to appeal if you thought your property was in poor condition or you had a fireplace removed or a bathroom,” Blahunka said. “Anything like that, we can correct (assessed value) if we have evidence. Or if you think the property is obsolete or having problems, we can look at it and lower the condition.”
Before filing an appeal, it might be worth having the property appraised.
“In Lake Forest, you have a lot of unique homes,” Blahunka said. “Some of the larger homes, it’s better to get it appraised before you appeal. We like to have certified appraisers who are not related to banks because they tend to go lower because they don’t want to loan you as much money.”
About a third of residents appealing this year hired attorneys.
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“Good property tax attorneys will look at it before they file and let you know if they have a good chance of winning,” Blahunka said.
Ron Kingsley, owner of Lake County Appeal based in Lake Forest, agrees.
“The most common is if the assessed value of their property is more than the sale price of three comparable properties that sold after 2014,” Kingsley said. “The second most common is if the property is taxed more than three identical properties in the neighborhood.”
Last year, about 10 percent of the appeals filed in Shields Township were successful, Blahunka said.
Those who get a thumbs down from the township assessor can bring their appeal to the Lake County Board of Review around October or November.
The Board of Review usually issues its decision by February, Blahunka said.
If the Board of Review turns down the appeal, property owners can take their case to the state of Illinois although Blahunka said the state can take two to three years to schedule a hearing.
Fifteen county tax assessment “Help Centers” will be held through Sept. 21. Help Centers will take place from 4 to 7 p.m. on Aug. 10 at University Center of Lake County, 1200 University Center Drive, Grayslake and from 4 to 7 p.m. on Aug. 11 at the Lake County Permit Facility, 500 W. Winchester Road, Libertyville.
The Lake County Assessor’s website has more information at lakecountyil.gov.
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