That thick envelope from Cook County sitting on your table probably wasn’t the holiday surprise you were hoping for. Inside, many Chicago homeowners are discovering property tax bills far higher than last year’s — and in some neighborhoods, the numbers are jaw-dropping.
According to a new analysis from the Cook County Treasurer’s Office, 2024’s second-installment bills bring the biggest citywide property tax increase for homeowners in nearly three decades. And it’s not hitting all areas equally — Black and Latino neighborhoods on the South and West sides are being hit hardest.
Spike
So why are property taxes suddenly surging?
The biggest factor is a steep drop in downtown commercial property values. Office towers, hotels, and retail spaces in the Loop have seen big dips in assessed value. As a result, their tax bills dropped by more than $129 million compared to the previous year.
In Cook County’s tax system, when one sector pays less, the rest pays more. So that gap has been shifted onto residential property owners, triggering a historic jump in homeowner tax bills.
The data says the median city homeowner bill rose by 16.7%, the largest year-over-year increase since at least the 1990s.
Impact
This increase hasn’t hit every community equally. In fact, poorer neighborhoods — particularly those on the South and West Sides — are seeing the biggest spikes.
Here’s what the Treasurer’s Office reported:
| Neighborhood | Property Tax Increase |
|---|---|
| West Garfield Park | +133% |
| North Lawndale | +99% |
| Englewood | +82.5% |
One reason for this? Many homes in these areas had been undervalued for years. Now that property values are reassessed every three years, recent gains in value are showing up as a sharp increase all at once.
So while the homes may be worth more, homeowners are suddenly paying for years of undervaluation in a single painful leap.
Delay
As if the increase weren’t enough, this year’s bills also arrived much later than usual, thanks to a long-delayed Cook County computer system upgrade. That delay means homeowners got less warning — and now face a tight window to come up with the money.
The second-installment bills are due December 15, 2025, and any unpaid balance starts accruing interest at 0.75% per month immediately after the deadline.
With many families already stretched by inflation, housing costs, and year-end expenses, this couldn’t come at a worse time.
Options
If your bill looks unaffordable, don’t panic — but don’t ignore it either. Cook County offers several ways to help homeowners manage the increase:
- Check your exemptions
Visit cookcountytreasurer.com and verify that your bill reflects all the exemptions you qualify for (homeowner, senior, disability, etc.). Apply right away if anything is missing. - Use the Payment Plan Calculator
This tool can help you break down your payment into smaller chunks over time — a better option than falling behind. - Challenge your property value
If you believe your home was over-assessed, file an appeal with the Cook County Assessor’s Office. Their calendar shows when appeals are accepted for each area. - Know the timeline
If you fall behind, your taxes usually won’t be put up for a tax sale for about 13 months after the due date. That gives some breathing room — but interest adds up fast, so acting early helps.
Partial payments are allowed, and even paying a portion can limit interest charges.
System
This year’s spike shines a harsh light on deep imbalances in Chicago’s tax system. With downtown commercial values dropping, and local governments still needing funding, the burden falls increasingly on everyday homeowners — many of whom can’t afford it.
And for communities that have historically faced underinvestment, this tax hike feels like one more unfair weight to carry.
For now, taking full advantage of available tools — exemptions, appeals, and payment plans — is the best way to stay afloat.
Chicago’s property tax system was already complex. Now, for thousands of residents, it feels like a crisis. Whether your bill jumped 16% or 133%, the message is clear: read your bill carefully, explore your options, and don’t wait until it’s too late to act.
FAQs
Why did property taxes rise so much in Chicago?
Downtown commercial tax drops shifted the burden to homeowners.
Which areas saw the highest tax increases?
West Garfield Park, North Lawndale, and Englewood.
When are Chicago property taxes due?
Second-installment bills are due December 15, 2025.
Can I pay my bill in parts?
Yes, partial payments are allowed, but interest applies after due date.
How do I appeal my property assessment?
Check the Assessor’s website for your area’s appeal window.
