Your 2026 assessment went up 25%. The county's own arithmetic says it may be too high.
This building has not been appealed in the last three years. The county valued it at $1,401,368 for 2026, about $20,285 more tax a year than at last year's assessment. Below is how it got there and what an appeal could change.
1200 W Example Rd, Orland Park, IL 60462
What you pay vs. what the evidence supports
PER YEARCounty's value of your building: $1,401,368 · about $101,029 a year in tax
median reduction among buildings whose assessment rose 25% to 50% and won (73% did)
These figures cover appeals decided on similar buildings, from the Assessor's and the Board of Review's public records. They are not our firm's results, and past results do not guarantee a similar outcome.What the county's assumptions may cost you
if the value comes down 17% · each year is decided on its own · no fee without a reduction
Every commercial file is reviewed personally by an attorney and CPA at our firm.
About five minutes · 25% of first-year savings, only if your assessment is reduced
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Where the assessment could land
Commercial reductions are not carried forward reliably, so the saving is shown per year. We watch your assessment every year and invite you to refile before each deadline.
Each row is compared with the assessment the county mailed for 2026. Taxes are estimated at the latest published tax rate; the 2026 rate is set after appeals close.
at the median reduction similar buildings won
These figures cover appeals decided on similar buildings, from the Assessor's and the Board of Review's public records. They are not our firm's results, and past results do not guarantee a similar outcome.25% of first-year savings, only if your assessment is reduced
In the 2025 north-suburban reassessment, 73% of buildings whose assessment rose 25% to 50% won a reduction; the median reduction among those that won is the "When similar buildings won" row.
These figures cover appeals decided on similar buildings, from the Assessor's and the Board of Review's public records. They are not our firm's results, and past results do not guarantee a similar outcome.
as billed by the Treasurer
with no appeal · about $84,157 if the appeal succeeds
How the Assessor arrived at $1,401,366
This is the Assessor's published 2026 income model for this building, reproduced from its own inputs. Its rent, vacancy, expense and return figures are set for groups of similar buildings — here, buildings in the county's “retail strip” group in Orland Township — not taken from your own rent roll or statements.
What each assumption is worth
The county's own formula, with one input at a time changed by the amount shown.
| If the county had used… | Market value | Saves / yr |
|---|---|---|
| Half a point more return (cap rate +0.50%) −4.7% | $1,336,188 | $4,699 |
| Five points more vacancy −5.3% | $1,327,612 | $5,317 |
| Five points more expense −7.1% | $1,301,270 | $7,216 |
| Rent 10% below its figure −10.0% | $1,261,231 | $10,103 |
| The first three together: return, vacancy and expenses −16.1% | $1,175,444 | $16,288 |
What your records would need to show
| Reduction | Net operating income | Market value | Saves / yr |
|---|---|---|---|
| 10% lower | $129,276 | $1,261,231 | $10,103 |
| 20% lower | $114,912 | $1,121,094 | $20,206 |
| 30% lower | $100,548 | $980,958 | $30,309 |
Measured against the $143,640 the county assumed. Net income here is rent collected less operating costs, before property tax, the mortgage and depreciation — the county's definition. When you compare your own statements, add back the property tax you paid.
Why this building is a strong candidate
The county's published appeal records show none on this building in the last three years.
What the county assumed about your building
Assessments, appeals and bills on this property
From the public record: Cook County Assessor, Board of Review and Treasurer. For this class the county assesses 25% of the market value; that 25% is the “assessment” in the tables below. Everywhere else, this page uses market value.
final (assessment $280,000)
final (assessment $280,000)
▲ 25.1% · mailed by the Assessor (assessment $350,342)
17% lower than mailed
Assessment and tax breakdown
| Category | If the appeal succeeds | 2026 payable 2027 | 2025 payable 2026 | 2024 payable 2025 |
|---|---|---|---|---|
| Market value | about $1,167,000 | about $1,401,000 | $1,120,000 | $1,120,000 |
| Building assessment | $231,835 | $290,342 | $225,000 | $225,000 |
| Land assessment | $60,000 | $60,000 | $55,000 | $55,000 |
| Total assessment | $291,835 | $350,342 | $280,000 | $280,000 |
| State equalizer | 3.0355 | 3.0355 | 3.0355 | 3.0355 |
| Local rate | 9.5000% | 9.5000% | 9.5000% | 9.5000% |
| Tax (billed, or est.) | est. $84,157 | est. $101,029 | $80,724 billed | $78,510 billed |
Tax = assessment × state equalizer × local rate. Commercial property carries no homestead exemptions. Rates are the latest published for tax code 28001; the 2026 rate is set after appeals close.
Tax bill trend
est.
if the appeal succeeds
Property
Why the result depends on who files it
Four things decide a commercial appeal. The first is the evidence: under the Assessor's rules, an incomplete income package is grounds for “no change.”
What we file for you
What we will ask you for
For a building you occupy yourself, items 2 and 3 don't apply; we arrange a letter of value instead.
At your pace, with a checklist that shows what is still missing. Nothing is filed until the attorney has read all of it.
Sign online in five minutes. We take it from here
You hear from us at every step — the filing, the county's decision, the Board, and the result.
Already signed with us? Sign in to your appeal page to see what we have and what we still need.
The year ahead
You will know where it stands, every step
How a Cook County property tax appeal works, step by step ->
The calendar for Orland Township
The Assessor takes evidence until its window closes. If the Assessor doesn't reduce it enough, the case continues to the Board of Review in the same tax year. The Assessor decides after your township's window closes, usually within a few weeks to a few months. The Board of Review decides later the same assessment year, before second-installment bills are issued. Once both windows have closed, the 2026 assessment stands for the bill due in 2027, and the next opportunity is the 2027 assessment.
Tax bills on record
| Tax year | Payable | Billed |
|---|---|---|
| 2025 | 2026 | $80,724.00 |
| 2024 | 2025 | $78,510.00 |
| 2023 | 2024 | $74,130.00 |
| 2022 | 2023 | $71,980.00 |
| 2026 | 2027 | est. $101,029 if the appeal succeeds: about $84,157 |
What owners ask before they sign
QWhat does an appeal cost?+−
Nothing upfront. Our fee is 25% of the first year's savings, and nothing if there is no reduction.
QWhat will you need from us?+−
For a building with tenants: three years of income and expense records, a current rent roll on the county's form (signed online), and leases or lease summaries. For a building you occupy yourself, a letter of value, which we arrange. After you sign, we send you, or your manager or accountant, a secure upload link.
QWho represents us at the Board of Review?+−
Our attorney, who reviewed your file. A company or LLC cannot appear at the Board without an attorney.
QHow long does it take?+−
The Assessor decides after your township's window closes, usually within a few weeks to a few months. The Board of Review decides later the same assessment year, before second-installment bills are issued. PTAB cases often take two years or more.
QDoes the reduction carry to future years?+−
For commercial property the Assessor often mails its own value again the following year. We watch your assessment every year and invite you to refile, and you pay only in years with a reduction.
QCan the county raise the assessment because we appealed?+−
Very rarely. In the county's 2023 to 2025 decisions, almost every commercial appeal ended in a reduction or no change; the reassessment itself, not the appeal, is what moves values up.From the Assessor's and the Board of Review's public records; not our firm's results.
QWhat if the records do not support a reduction?+−
Then we say so, before anything is filed, and you owe nothing. A filing that the county's own model does not support is a “no change” waiting to happen, and it is not one we will put your name on.
Cook County Tax Appeals, LLC, Palos Heights. Attorney and CPA on every file. Residential and commercial appeals before the Assessor, the Board of Review, PTAB and the Circuit Court.
(708) 888-8880About $16,872 a year if the appeal succeeds, for 1200 W Example Rd.
Sign online in about five minutes. Then the attorney and CPA review your building, and nothing is filed until your records have been read. No fee unless the assessment comes down.
Assessed values, the valuation model and appeal results are from Cook County Assessor and Board of Review public records. Tax estimates use the 2025 composite rate and state equalizer for tax code 28001, the latest published. These figures cover appeals decided on similar buildings, from the Assessor's and the Board of Review's public records. They are not our firm's results, and past results do not guarantee a similar outcome. Attorney advertising.