Cook County's Residential Property Tax Bills Soar, Disproportionately Affecting Black Neighborhoods
Homeowners in Chicago's most affordable neighborhoods have been hit hard by a recent increase in property tax bills. The Cook County Treasurer's office has released a report that shows residential property taxes rose the fastest in areas with predominantly Black populations.
The median homeowner tax bill in Chicago increased by 16.7%, making it the largest percentage increase in at least 30 years, according to the report. West Garfield Park saw a rise of nearly $2,000, or 133%, while North Lawndale's bills increased by almost $1,900, or 99%.
Experts say that home values on the South and West sides have finally recovered from the Great Recession, causing tax bills to skyrocket. Additionally, homeowners in these areas are more likely to appeal their assessments, which has resulted in lower property values.
"This is a classic case of redistributive inequality," said Lance Williams, a professor of urban studies at Northeastern Illinois University. "When the Loop gets a cold, the rest of the city gets pneumonia."
The tax burden has shifted from commercial properties in the downtown area to homeowners elsewhere due to the reassessment of property values in 2024. Commercial property values in the Loop fell during the pandemic, but home values on the South and West sides have increased.
"We're seeing a phenomenon where homeowners who had seen their homes plummet in value during the Great Recession are now seeing those values skyrocket," said Williams. "And with that, their tax bills are going up accordingly."
The Cook County Treasurer's office report shows that more than 1.2 million homeowners will be paying higher property taxes this year, a 16.7% increase from last year. The median residential tax bill in the city rose to $4,457.
Tax increment financing districts and the state's "recapture law" have also contributed to rising tax bills. About 5,300 homeowners who owed nothing last year are now receiving tax bills because their assessed home values exceed their exemptions.
Cook County suburbs were largely spared from large increases due to prior reassessments. Nearly 1.8 million tax bills were mailed to property owners on November 14 and are due December 15.
Homeowners in Chicago's most affordable neighborhoods have been hit hard by a recent increase in property tax bills. The Cook County Treasurer's office has released a report that shows residential property taxes rose the fastest in areas with predominantly Black populations.
The median homeowner tax bill in Chicago increased by 16.7%, making it the largest percentage increase in at least 30 years, according to the report. West Garfield Park saw a rise of nearly $2,000, or 133%, while North Lawndale's bills increased by almost $1,900, or 99%.
Experts say that home values on the South and West sides have finally recovered from the Great Recession, causing tax bills to skyrocket. Additionally, homeowners in these areas are more likely to appeal their assessments, which has resulted in lower property values.
"This is a classic case of redistributive inequality," said Lance Williams, a professor of urban studies at Northeastern Illinois University. "When the Loop gets a cold, the rest of the city gets pneumonia."
The tax burden has shifted from commercial properties in the downtown area to homeowners elsewhere due to the reassessment of property values in 2024. Commercial property values in the Loop fell during the pandemic, but home values on the South and West sides have increased.
"We're seeing a phenomenon where homeowners who had seen their homes plummet in value during the Great Recession are now seeing those values skyrocket," said Williams. "And with that, their tax bills are going up accordingly."
The Cook County Treasurer's office report shows that more than 1.2 million homeowners will be paying higher property taxes this year, a 16.7% increase from last year. The median residential tax bill in the city rose to $4,457.
Tax increment financing districts and the state's "recapture law" have also contributed to rising tax bills. About 5,300 homeowners who owed nothing last year are now receiving tax bills because their assessed home values exceed their exemptions.
Cook County suburbs were largely spared from large increases due to prior reassessments. Nearly 1.8 million tax bills were mailed to property owners on November 14 and are due December 15.
theyre already strugglin to make ends meet now their property taxes are sky rocketin its like a never endin cycle of poverty 
and yall talk about redistributive inequality but whats bein done to change it? 
just more taxes for the poor 
. Like, why should people in neighborhoods like West Garfield Park or North Lawndale have to pay more for their homes than someone in the Loop? It's not right, you know?
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I mean, what's new right? The rich get richer and the poor get poorer. It's like they say, "those who don't learn from history will repeat it"... or in this case, "those who don't pay their taxes will just pay more later 
". 
. I'm sure it'll all balance out in the end... or not. Who knows? Maybe the wealthy will just move to a different city and leave the poor behind 
! I live in a neighborhood that's been gentrifying for years now, but we still can't seem to catch a break. I just got my tax bill in the mail yesterday and it was like a punch in the gut 
. We've always been more likely to struggle with housing prices and gentrification. But what really gets me is that the wealthy areas in the Loop got a break last year while our neighborhoods took the hit 
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its like the whole system is rigged against them u know? 
i was just talking to my friend from chicago who lives in a neighborhood that's getting hit hard and it breaks my heart lol we tried to do some math but even us students cant wrap our heads around how much ppl are being affected 
So some areas in Chicago get hit hard by a big increase in property taxes? That's just not right! 
And what's even crazier is that the Loop got a free pass on this one because their commercial property values went down during the pandemic 
. I wish there was more transparency about how these tax increases are calculated and who benefits from them.
. But what if those homeowners have valid reasons for disputing their assessed values? Shouldn't they be able to fight that?
! and it's not just the amount that's the problem, it's how it's affecting these neighborhoods. west garfield park and north lawndale are already struggling, what else can they afford to pay on top of everything else? 