DIY vs. Hiring Help: How to Appeal Your Cook County Property Taxes

You can save thousands on property taxes, but should you tackle the appeal yourself or hire a pro? Here's how to decide.

The DIY Route - Is It Right For You?

When DIY Makes Sense

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Simple overassessment: Clear comparable sales data shows you're overassessed
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You have time: 10-20 hours to research and potentially attend hearings
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Straightforward property: Residential, single-family home with no complex issues
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Moderate savings: Potential savings are under $1,000/year

What You'll Need to Do

File forms with the Assessor's office by the deadline (30 days from notice)
Gather comparable sales evidence - Find 3-5 similar properties that sold recently
Possibly attend a hearing - Present your case to the Board of Review
Prepare a written argument - Explain why your assessment is too high

Time Investment: Typically 10-20 hours of research, preparation, and potentially attending hearings

When to Hire a Property Tax Consultant

Signs You Need Professional Help

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Commercial or multi-unit property: More complex rules and procedures
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Too busy: Don't have 10-20 hours to research and attend hearings
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Previous DIY appeals denied: Professional help may identify what you missed
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High potential savings: Exceeds $2,000/year - worth the investment
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Complex case: Recent renovations, unique property, or special circumstances

What Professionals Bring

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Insider knowledge: Understanding of Board of Review procedures and preferences
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Professional appraisal experience: Better at selecting and presenting comparable sales
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Existing relationships: Familiarity with assessors and board members
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Higher success rates: Professionals typically win more appeals than DIY filers
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Time savings: You don't have to research, prepare, or attend hearings

Types of Professional Help Available

Property Tax Consultants

Pricing: Typically work on contingency (25-35% of savings)

Services: Handle everything from filing to hearings

Best for: Most homeowners who want hands-off help

Example: If a consultant saves you $600/year and takes 33%, you keep $400/year. If they save you $2,000/year, you keep $1,340/year.

Property Tax Attorneys

Pricing: Bill hourly ($200-$500/hour) or contingency (30-40% of savings)

Services: Handle complex cases and litigation

Best for: High-value properties, commercial properties, or if you need to go to court

When to use: If your case goes to Circuit Court or involves complex legal issues

Online Appeal Services

Pricing: Flat fee ($50-$200) or lower contingency (15-25% of savings)

Services: Generate reports and help with filing, less personalized support

Best for: Straightforward residential appeals where you want professional data but minimal hand-holding

Example: Property Tax Hand provides professional reports with comparable sales analysis for a flat fee, helping you file your own appeal with professional-quality evidence.

What to Look For in a Tax Consultant

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Cook County specific experience: This matters! Different counties have different procedures. Make sure they've handled Cook County appeals before.
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Contingency vs. upfront fees: Most consultants work on contingency (they only get paid if you save money). Be wary of large upfront fees.
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Success rate and references: Ask about their success rate and request references from past clients.
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Hearing attendance: Will they attend Board of Review hearings in person? This can make a difference.
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Communication: How will they communicate results? Will you be kept informed throughout the process?

Cost-Benefit Analysis

Example Scenarios

Scenario 1: $300k Home Overassessed by $30k

Annual tax savings if successful: ~$600/year

Consultant takes 33%: You save $400/year

DIY and win: You save $600/year (but invested 15 hours)

Verdict: DIY might make sense if you have time

Scenario 2: $500k Home Overassessed by $75k

Annual tax savings if successful: ~$1,500/year

Consultant takes 33%: You save $1,005/year

DIY and win: You save $1,500/year (but invested 20 hours = $75/hour)

Verdict: Consultant makes sense - better use of your time

Scenario 3: $800k Commercial Property Overassessed by $150k

Annual tax savings if successful: ~$3,000/year

Consultant takes 33%: You save $2,010/year

DIY risk: Complex commercial rules, higher chance of denial

Verdict: Definitely hire a professional

The Bottom Line

Consider hiring a professional if:

Potential savings exceed $1,500-$2,000/year
Your time is worth more than $50-$75/hour
Your property is commercial, multi-unit, or complex
You've tried DIY before and been denied
You don't have 10-20 hours to invest

Want to See If Your Property Is Overassessed?

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This information is provided for educational purposes. For the most current information about Cook County's appeal process, visit the Cook County Assessor's Office or the Cook County Board of Review.