West Chicago Township 2024 Appeal Results: 24.5% of Home Appeals Won — and Income Property Led

West Chicago Township is one of the City of Chicago's eight townships — covering much of the West Side, including Austin, Humboldt Park, West Town, Garfield Park, North Lawndale, and parts of Logan Square. (It's a Chicago township, not the suburb of West Chicago in DuPage County.) When the township was reassessed in 2024, owners appealed more than 53,000 parcels, making it one of the busiest appeal years anywhere in the county.

Overall Results

For the 2024 tax year — West Chicago's City of Chicago reassessment year — the Cook County Assessor decided 16,325 homeowner appeals in the township, counting each appeal once (a condo building's units, decided together, are one appeal). Of those, 3,996 received a "Change" (the assessed value or classification was adjusted in the owner's favor), a success rate of 24.5%. Across the winning appeals of every property type, assessed values fell by roughly $337.7 million in total — one of the largest totals of any township, reflecting both West Chicago's size and how much values moved in the reassessment.

Success Rate by Property Type

The township-wide average hides a wide spread — from 23.5% for single-family homes to 54.7% for apartment buildings:

Counted by appeal: the county decides a condo building's units, or a multi-parcel commercial filing, together, and each such case counts once. "Avg AV cut" is the average assessed-value reduction among winning appeals in each group; *many condo appeals cover a whole building, so their cut is the building's (about 14% of its value on average). All four groups are robust samples (more than 800 appeals each).

Condos: Fewer Appeals Than Units, and a Higher Win Rate

West Chicago's condo owners appealed more than 30,000 units, but mostly building by building: 986 building appeals covered 29,020 units, and another 1,091 owners appealed a single unit. Counted by appeal, condos won 30.9% (642 of 2,077) — more often than single-family homes, which won 23.5% with an average cut of about $12,700. Building appeals won 29.2% and single-unit appeals 32.4%. Condo values are set building by building, so a single-unit appeal still has to show why that unit is mispriced relative to its neighbors. The condo appeals that succeed almost always lean on sales within the same association and documented unit-specific differences.

Income Property Led — and the Cuts Were Large

The highest success rates came from income property. Multi-family buildings (Class 3) won 54.7% — 457 of 835 — with an average cut of about $96,284, reflecting the West Side's deep stock of apartment buildings. Commercial property (Class 5) won 37.9% on 1,928 appeals, with the largest average reduction at about $288,683. Income property is valued largely on what it earns, so a documented income-and-expense case — rent roll, expenses, vacancy, and the right capitalization rate — gives the Assessor concrete grounds to lower the value. For a West Side commercial or apartment owner, that's where the biggest dollars are.

What About 2025?

West Chicago is on the City of Chicago cycle: reassessed in 2024, next in 2027. That makes 2025 an annual (non-reassessment) year. In 2025, 1,541 of 7,470 homeowner appeals won (20.6%), counted by appeal, and winning homeowners' assessed values fell about 10% on average. Fewer appeals than a reassessment year, as expected — but the takeaway is the same: you can appeal every year, and thousands of West Chicago owners still won reductions in an off-year.

What These Results Mean for You

• Reductions are common here. Nearly 1 in 4 homeowner appeals won in the reassessment year, and the spread by property type is wide.
• Income-property owners have the strongest case — the highest rates and, by far, the largest dollar reductions.
• Condo owners need a sharp, association-specific case. Condo appeals won 30.9% here, but a single unit still needs evidence specific to its building.
• Don't read "No Change" as the final word. The Board of Review offers a separate, second-level appeal after the Assessor.

You Can Appeal Every Year — Here's Where West Chicago Stands

2024 was West Chicago's reassessment year, so its values were freshly set and generally carry forward until the next reassessment in 2027. But you don't have to wait — Cook County lets you appeal your assessed value every year. West Chicago's 2026 Assessor window ran July 10 to August 21, and its Board of Review window is open October 8 to November 6, 2026: filing at the Board is especially worth doing if you didn't appeal in 2024 or your result didn't go far enough. Track the township's current window on our deadlines page.

For context on dollars: West Chicago's composite tax rate runs around 6.6% — lower than the suburbs, as City of Chicago rates generally are. As a rough guide, a $5,000 assessed-value cut translates to roughly $1,000 a year in tax savings; a commercial reduction near the township average (~$288,700 per appeal) can mean over $55,000. Estimates exclude exemptions and vary by tax code.