Are you comparing two similar homes on opposite sides of the county line and wondering why the tax bills look so different? You are not alone. In the Orland Park area, property taxes can shift a lot from Cook County to Will County, even when the homes feel comparable. In this guide, you will learn how Illinois property taxes work, why Cook and Will County bills differ, and the steps to fairly compare two addresses before you buy or sell. Let’s dive in.
Illinois property tax basics
Illinois property taxes are local. Your bill is shaped by how your county values your home and how much each taxing district in your area chooses to levy each year.
Here are the three pieces that determine what you pay:
- Assessed value. This is the value the county assigns for tax purposes. It is not your market value.
- Equalized Assessed Value (EAV). Counties or the state apply an equalization factor so values are comparable across districts. EAV is the base used to apportion levies after exemptions.
- Composite tax rate. Each taxing district sets a levy. The county divides total levies by total EAV to create a rate. Your tax bill is EAV times the composite rate, after exemptions.
A few key terms:
- Tax levy. The dollars a taxing body requests to operate. School districts, villages, parks, and libraries all levy.
- Exemptions. Reductions in assessed or equalized value for eligible owners, such as homestead, senior, disabled persons, or veterans.
- Appeals. If you believe your assessment is too high, you can appeal to the county’s Board of Review. Further appeals go to the Illinois Property Tax Appeal Board.
The big implication for you: two homes with the same sale price can carry very different tax bills because of EAV, exemptions, and the specific taxing districts on each parcel.
Cook County: what matters for Orland Park
Orland Park addresses in Cook County are assessed and billed within Cook’s system. Several offices play a role: the Cook County Assessor values property and manages exemptions, the Board of Review hears appeals, and the Treasurer issues and collects tax bills.
Assessment and classification
Cook County uses a classification system for different property types and applies its own mass appraisal models. Assessment methodology and timing can change by year, and Cook follows a triennial reassessment cycle. These practices can cause assessed values to move differently than in neighboring counties.
Common exemptions in Cook
- General homestead exemption for owner-occupied homes.
- Senior exemption and the Senior Citizen Assessment Freeze Homestead Exemption for qualifying seniors.
- Exemptions for disabled persons and disabled veterans.
- Additional exemptions may apply for returning veterans or qualifying improvements.
Each exemption has specific eligibility rules, filing steps, and deadlines. Many require annual filings or recertification.
Appeals and timing
If your assessed value seems high, you can pursue an informal review with the Assessor or a formal appeal with the Board of Review. Each has strict filing windows. If you are not satisfied, you can appeal to the Illinois Property Tax Appeal Board.
Billing structure
Cook County usually issues property tax bills in two installments each year. Your bill breaks out how much each taxing district receives. This is helpful when you compare addresses across the county line.
Will County: key differences to know
Properties in Will County follow the same Illinois legal framework but are assessed by the Will County Supervisor of Assessments using county-specific valuation models and schedules. The Board of Review handles appeals, and the Treasurer collects and disburses payments.
Assessment practices
Will County’s reassessment timing and models differ from Cook’s. That can lead to different growth rates in assessed value, even when market values move similarly. This is one reason two comparable homes on either side of the county line may show different EAV changes year to year.
Common exemptions in Will
Homeowner, senior, disabled persons, and veterans exemptions are available under state law and administered by Will County. As with Cook, you need to check eligibility rules, file on time, and recertify when required.
Appeals and documentation
You can request an informal review with the assessment office, then appeal to the Will County Board of Review, and then to the state if needed. The timelines and documentation requirements can differ from Cook’s process, so follow county guidance carefully.
Why taxes differ near Orland Park
Taxes in the Orland Park area can swing up or down across the Cook and Will line for several practical reasons.
- Overlapping taxing districts. School districts are often the largest line on the bill. Crossing a county line might also mean a different school district, library, park, or fire district, each with its own levy.
- Assessment schedules and models. If one county updates values more often or uses a different valuation approach, EAV trends may diverge.
- Exemptions claimed. Whether the current owner has a homestead or senior freeze has a large impact on the bill. Exemptions do not automatically carry over after a sale.
- Local levy decisions. Village budgets, bond referenda, and pension obligations can shift levies from year to year.
- Property type and classification. Single-family homes may be comparable across counties, but multifamily and commercial properties can be treated differently, affecting relative burdens within a community.
The result: the Will County home you are comparing could have lower, similar, or even higher taxes than the Cook County home, depending on those overlapping districts and exemptions.
How to compare two homes step by step
Use this checklist to make an apples-to-apples comparison of two properties, such as an Orland Park home in Cook County and a nearby home in New Lenox, Mokena, or Frankfort in Will County.
- Pull official records
- Visit the county assessment site to find the parcel’s assessed value and exemptions.
- Retrieve the current tax bill from the county treasurer or ask the seller.
- Review the assessment and exemptions
- Note the assessed value, equalization factor if shown, and EAV.
- Confirm which exemptions are applied today and whether you will need to reapply after closing.
- Identify all taxing districts
- List each district on the bill, such as the school district, village, park, library, and fire district.
- Remember that the school levy usually represents the largest share.
- Calculate a fair comparison
- Compute effective tax rate: annual tax bill divided by estimated market value. This helps compare tax burden relative to value across counties.
- Alternatively, replicate the tax calculation using EAV times the composite tax rate, adjusted for exemptions.
- Check for timing issues
- Look for recent reassessments, appeals, or new exemptions that may cause temporary jumps or drops. A pending appeal or a recent value change can skew a year-to-year snapshot.
- Ask the right questions
- Will the seller’s exemptions stay in place after closing? If not, how will that change your first-year bill?
- Are there any recent or upcoming referenda that could change levies next year?
Smart moves for buyers in Orland Park
- Request the seller’s last 2 to 3 years of tax bills and the current assessment notice.
- Verify the parcel’s taxing districts. Do not assume two nearby streets share the same districts.
- Confirm whether you must file your own homestead and any other exemptions after closing. In most cases, you will need to file.
- Use the effective tax rate to compare overall burden between Cook and Will options you are considering.
Practical tips for sellers
- Gather and share the last 2 to 3 years of tax bills with prospective buyers.
- Provide a clear list of current exemptions and when they were applied.
- Identify the major taxing districts on your parcel, especially the school district, to help buyers understand the bill.
- If your assessed value seems out of line with recent sales, review the appeal window and documentation requirements.
Appeals and exemptions: a quick checklist
If you think your assessment is too high, act early and keep records organized.
- Review your assessment notice and current EAV as soon as you receive it.
- Gather comparable sales, recent appraisals, and evidence of condition or repairs.
- If available, request an informal review with the assessor’s office.
- File with the county Board of Review before the deadline if needed.
- If still unresolved, consider an appeal to the Illinois Property Tax Appeal Board.
For exemptions, verify eligibility and file on time.
- Confirm your homestead exemption status. Do not assume it transfers at closing.
- Check eligibility for senior, disabled persons, or veterans exemptions. Some require annual recertification.
- Follow each county’s filing rules and deadlines closely.
Closing, escrow, and timing
Property tax timing matters for closings and escrow calculations.
- Illinois bills are commonly paid in arrears. Confirm how your county handles installments so you can plan escrow and prorations.
- Ask your lender how tax escrows will be set and adjusted after purchase.
- Confirm deadlines, due dates, and penalties in each county so you do not miss a payment.
- Plan to reapply for your exemptions right after closing so you do not miss the next tax cycle.
The bottom line for Orland Park
There is no universal rule that says Cook County taxes are always higher than Will County or vice versa. The true driver is the mix of taxing districts on your parcel, the value the county assigns, and any exemptions you claim. If you focus on EAV, the composite rate, and the effective tax rate for each address, you can compare homes with confidence on either side of the county line.
If you want help pulling the right records, evaluating the impact of exemptions, or preparing your home for the market, reach out. Our team specializes in guiding buyers and sellers across Cook and Will County lines and can help you make a confident decision.
Ready to plan your move or verify where your tax bill will land? Request a Free Home Valuation from Unknown Company and get a clear, custom game plan for your next step.
FAQs
How do Illinois property taxes work for first-time buyers?
- Your bill is EAV times a composite rate set by overlapping taxing districts, minus any exemptions you qualify for. Focus on the parcel’s assessment, exemptions, and districts.
Why can two Orland Park homes have different tax bills?
- Differences in EAV, exemptions, and especially school and special district levies drive variation, even for similar homes near each other.
What is the EAV and why does it matter?
- The equalized assessed value is the assessment after equalization. It is the base that districts use to apportion levies, so it directly affects your tax bill.
Do homestead or senior exemptions transfer when a home is sold?
- Typically no. You usually must file your own exemptions after closing to receive those benefits on future bills.
How do Cook and Will County appeal processes differ?
- Both allow informal review and Board of Review appeals, then PTAB. Timelines and documentation vary by county, so always follow the specific county’s filing windows.
What should sellers provide to help buyers compare taxes?
- Share 2 to 3 years of tax bills, list current exemptions, and identify the major taxing districts on the parcel so buyers can see the drivers of the bill.
How can I compare tax burden across county lines fairly?
- Use the effective tax rate: annual tax divided by market value. Also compare EAV, exemptions, and the list of taxing districts to understand differences.
