What’s Happening with Property Taxes in Chicago
Many homeowners in the City of Chicago and across Cook County are seeing much higher tax bills this year. In fact, the median tax bill in the city climbed by about 16.7 percent to roughly $4,457 for the year.
Some neighborhoods on the South and West Sides—areas with larger Black and Latino populations—experienced increases of 80, 90, or even 130 percent in their bills.
It matters because many households are already juggling rising costs for utilities, food, home maintenance, and more. When a tax bill jumps along with everything else, the strain is real.
How Property Value Shifts Are Affecting the Tax Burden
One reason for rising taxes is that the value assigned to properties by assessors changed this year. In Cook County, properties get reassessed every few years so their values (for tax purposes) reflect more current market conditions. In some areas, that process meant the assessed value of homes went up.
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Meanwhile, commercial properties—especially in downtown Chicago (the Loop area)—have seen big drops in assessed value due to fewer tenants, more remote work, and less demand.
When commercial values drop but local government still needs the same amount of tax revenue, the tax burden shifts—often onto homeowners in neighborhoods where values didn’t fall as much or where growth was stronger. That shift shows up in the higher bills you’re seeing.
Neighborhood-by-Neighborhood: Who’s Being Hit the Hardest
The increases aren’t uniform across the city. Some of the largest jumps were on the South and West Sides. For example: in West Garfield Park the median tax bill rose about 133 percent (roughly $2,000 more) and in North Lawndale about 99 percent (around $1,900 more).
By contrast, other neighborhoods saw much smaller increases—some under 10 percent. A community leader in North Lawndale, Richard Townsell, said: “My property tax bill went up more than 75 percent… I have a friend whose bill jumped 237 percent.”
So if you’re looking at your own bill and wondering why it rose so much, location, reassessment timing, and the mix of residential vs commercial property values all play a big part.
How Local Taxing Agencies and Levies Contribute
It’s not just about property values. The total amount that local agencies (schools, park districts, city services) have to collect also matters. That amount is set through what’s called a “tax levy.” If the levy rises, even if your home value stays the same, your share of taxes goes up.
In Cook County this year, many of the 993 taxing agencies increased their levies.
For homeowners, that can feel like a double hit: you see a higher home assessment, and your share of city/school-district costs increases. It helps explain why bills jumped so much for some.
What Homeowners Can Do to Manage the Increase
If you found your tax bill significantly higher, you’re not alone—and there are steps you can take.
First, review how your home was assessed. The county assessor’s office provides information on how your property value was calculated. If you believe it’s too high, you can appeal.
Second, check whether your village, city, or school district has special programs or relief funds. For example, some homeowners in certain Chicago neighborhoods are looking into relief funds tied to large tax increases.
Third, if paying the full bill by the due date is difficult, ask the treasurer’s office about installment plans or extensions. The treasurer’s office noted that homeowners unable to pay by December 15 can begin a 13-month payment plan starting December 16 with interest of 0.75 percent per month.4
Recognizing that a higher bill can be stressful is valid. But taking these practical steps can ease the burden and give you more control, whatever the number you’re facing.
Why This Situation Feels Overwhelming—but Isn’t Hopeless
Seeing a large jump in your tax bill is uncomfortable. You might ask yourself: “Why only my neighborhood?” or “Why is this happening now?” The answers are complex, but they don’t mean you’re powerless.
Because commercial property values declined in downtown Chicago, the tax base shifted to residential properties. That means even stable homeowners can end up paying more.
Also, because assessments only update periodically, some neighborhoods may now be catching up on value changes that lag behind. That can lead to a higher spike all at once rather than gradual increases.
It’s important to separate feeling unfairly targeted from facts about how the system works. Knowing how assessments, levies, and value shifts interact gives you context. And with that context, you’re better positioned to respond rather than be surprised.
The tax increase may feel like a hit you didn’t see coming, but it’s tied to identifiable forces—and you have options. Reviewing your assessment, checking for relief possibilities, and staying informed about your local tax agencies can all help you regain some peace of mind.
