Chicago Homeowners Face Historic Tax Hike as December Bills Arrive

If you’re a Chicago homeowner and just opened your property tax bill, you might still be catching your breath. That envelope from Cook County isn’t holiday cheer — it’s a financial shock. Property tax bills arriving in mailboxes across the city show the sharpest increase in nearly 30 years, and the pain is being felt hardest in the city’s most vulnerable neighborhoods.

Let’s break down what’s happening, why taxes are spiking, and what you can do about it.

Spike

So why are tax bills skyrocketing this year?

According to a new analysis from the Cook County Treasurer’s Office, downtown commercial properties — like office buildings, hotels, and retail spaces — saw major drops in value. Their property tax burden fell by over $129 million compared to last year.

That might sound like good news for those business owners, but it has consequences. Since the total amount of taxes local governments collect doesn’t drop when downtown pays less, someone else has to make up the difference. That “someone” is homeowners across Chicago.

This year, the median tax bill for a city homeowner rose about 16.7% — the biggest citywide jump in more than three decades.

Delay

If it feels like this bill came later than usual, you’re not wrong. A long-running computer system upgrade delayed the mailing of second-installment tax bills. Now, they’re landing in mailboxes in early December — just in time to disrupt holiday budgets — and are due by December 15, 2025.

The bills may have been delayed, but the shock they’re delivering is very much on time.

Disparity

Not all neighborhoods are feeling the same level of pain. The Treasurer’s analysis highlights that low-income and predominantly Black neighborhoods on the South and West Sides are getting hit the hardest.

Here are a few of the biggest increases:

Neighborhood	Median Bill Increase
West Garfield Park	133%
North Lawndale	99%
Englewood	82.5%

Why so much higher in these areas?

One reason is that many of these neighborhoods have seen fast-rising home values in recent years. Property assessments in Cook County happen about every three years, so big jumps can hit all at once. If your home was undervalued in the past, this year’s reassessment might finally be catching up — and the result is a massive leap in your tax bill.

Reality

If you’re staring at a number you just can’t pay, you’re not alone — and there are some steps you can take.

First, go to cookcountytreasurer.com. There, you can:

• Review your bill online
• Check for missing exemptions (like homeowner, senior, or disability exemptions)
• Use the Payment Plan Calculator to explore how to make partial payments without missing deadlines
• Appeal your assessment through the Cook County Assessor’s Office if you believe your home was overvalued

Remember: unpaid balances begin to rack up interest at 0.75% per month after December 15. But the county generally doesn’t sell off unpaid taxes in a public tax sale until 13 months later, giving you a bit of breathing room — but also a growing interest tab.

Strategy

Let’s be honest: this whole system is complicated, and it can feel unfair. But if you’re affected, the most important thing you can do is stay proactive. Don’t ignore the bill. Even a partial payment keeps the interest from growing too fast. And appealing your assessment might actually lower your bill for future years.

This is a painful moment for a lot of families, especially in communities that have already been stretched thin. But with the right tools and a little patience, you can navigate this spike without losing your home.

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