Property taxes can feel like a puzzle, especially when you see multiple line items from different districts on one bill. If you are buying in Downers Grove or planning a sale in DuPage County, you want a clear picture of what you will owe and why. In this guide, you will learn how assessments work, what exemptions can reduce your bill, how rates are set, and how to appeal. Let’s dive in.
DuPage property tax basics
Property taxes in DuPage County are based on your home’s value and the needs of overlapping local districts. You receive one bill, but several organizations share the revenue.
How your bill is built
- Your home is assigned a market value.
- For residential property, Illinois uses an assessment level of 33.33 percent of market value to get assessed value.
- An equalization factor may be applied to align values across counties. This creates your Equalized Assessed Value, or EAV.
- Any exemptions you qualify for reduce your EAV.
- Local taxing districts adopt levies. The combined levy divided by total EAV produces a composite tax rate.
- Your final tax is your adjusted EAV multiplied by the composite rate.
Key terms to know
- Market value: Estimated selling price on the open market.
- Assessment level: For homes, 33.33 percent of market value.
- Assessed value: Market value multiplied by the assessment level.
- Equalization factor: Multiplier that adjusts assessed values to state standards.
- EAV: Assessed value multiplied by the equalization factor.
- Exemptions: Reductions to EAV for qualifying owners and situations.
- Tax rate: Total levies divided by total taxable EAV across districts.
Who does what in Downers Grove
Several offices play a role in your assessment, bill, and any appeal.
Township assessor
Your township assessor determines the initial assessed value for your property. Assessments are typically reviewed annually, and you receive notice when there is a material change. Many issues can be resolved through an informal review with this office.
DuPage County Board of Review
If you disagree with your assessment after working with the assessor, you can file a complaint with the DuPage County Board of Review. The Board considers comparable sales, property condition, and assessment methodology within specific filing windows each year.
DuPage County Treasurer/Collector
The Treasurer issues your property tax bill, collects payments, and applies penalties for late payments. You can review tax history and payment status through the Treasurer’s resources.
Illinois Department of Revenue and PTAB
The Illinois Department of Revenue sets equalization factors and provides guidance on the Property Tax Code. If you are not satisfied after the county appeal, you can appeal further to the Illinois Property Tax Appeal Board or seek judicial review in circuit court.
How your value is set and reviewed
Understanding the timeline helps you act fast when needed.
Assessment timeline
- The assessor sets values each assessment year, often with annual updates.
- Assessment changes are published, and owners receive notices when values change.
- Local districts adopt levies, usually late in the year, for the following tax cycle.
- Combined rates are calculated when levies and EAV are finalized.
Appeal path
- Step 1: Informal review. Start with your township assessor and share any concerns or evidence.
- Step 2: Board of Review. File a complaint within the county’s window. Use comparable sales, appraisals, or condition evidence.
- Step 3: Further appeal. If needed, appeal to the Illinois Property Tax Appeal Board or pursue judicial review. Each level has its own rules and deadlines.
Exemptions and tax relief
Exemptions reduce your taxable EAV, which lowers your bill when applied.
Common homeowner exemptions
- General Homestead Exemption: For owner-occupied residences.
- Senior exemptions and senior assessment freeze: For qualifying seniors, with income limits for the freeze program.
- Disabled persons and disabled veterans exemptions: For qualified owners.
- Other local classifications: For specific property types under state law.
Most exemptions require an application with your local assessor and may need renewal. Eligibility rules and amounts can change, so verify current requirements each year.
Relief and deferral options
Some Illinois programs offer tax relief or deferral for qualifying low-income seniors or disabled homeowners. These programs have age, income, and application rules and often require annual recertification.
Why your DuPage bill changes
Property tax bills can shift from year to year even if your home has not changed.
Year-over-year changes
- Market value changes can raise or lower your assessed value.
- Reassessments and corrections may adjust valuations.
- Exemptions can change when you buy or sell; new owners must apply.
- District levies may increase, including after voter-approved referendums.
- Equalization factors can change.
- New construction or improvements can increase taxable value.
Why neighbors pay different taxes
- Homes can have different assessed values due to sales timing, renovations, or assessor data.
- One owner may have exemptions that another does not.
- Parcel differences like lot size, outbuildings, or finished basements affect value.
- Properties can have different classifications for certain improvements.
Buyer checklist for Downers Grove
- Ask for the most recent tax bill and confirm current exemptions on the property.
- Review several years of tax history to spot trends.
- Ask your lender how taxes will be escrowed and how the first installment is handled at closing.
- Check for potential local referendums that could change future levies.
Seller checklist for Downers Grove
- Provide recent tax bills and proof of exemptions to your listing agent and buyers.
- Expect tax prorations at closing based on the contract and local custom.
- Ensure ownership changes are recorded so future notices reach the right party.
Current owner checklist
- Confirm you are receiving all exemptions you qualify for.
- Read assessment notices promptly and calendar the appeal window.
- Keep supporting documents, like comparable sales, photos, or appraisals, if you plan to appeal.
Example tax calculation
Here is an illustrative example to show how the math works. Your numbers will differ.
- Market value: $350,000
- Assessment level for residential: 33.33 percent
- Assessed value: $350,000 × 0.3333 = $116,655
- Equalization factor example: 1.00
- EAV: $116,655 × 1.00 = $116,655
- Homestead exemption example: $10,000
- Adjusted EAV: $116,655 − $10,000 = $106,655
- Combined tax rate example: 8.0 percent, or 0.0800
- Estimated annual tax: $106,655 × 0.0800 = $8,532.40
This example shows how exemptions and the composite rate affect your final bill.
How rates are set
Each district that serves your property adopts a dollar levy for the year. The county adds up all local levies and divides by the total taxable EAV to get each district’s rate. Your bill reflects the combined rates of all districts that overlap your parcel. If total EAV grows, a district’s rate can fall even if the levy is unchanged. If the levy increases, the rate can rise unless EAV growth offsets it.
Closing, prorations, and escrow
In many DuPage transactions, taxes are prorated at closing so each party pays for the time they owned the home. Your lender may escrow property taxes as part of your monthly payment. Payment schedules, penalties, and interest rules are handled by the DuPage County Treasurer. Title companies and lenders typically coordinate the exact amounts and timing for your closing.
Plan your next step
Property taxes do not have to be a mystery. When you understand assessments, exemptions, levies, and appeals, you can budget with confidence and avoid surprises in Downers Grove. If you want help reading a tax bill, planning for a move, or positioning your property for the market, connect with Kathy Szuba for clear guidance and local expertise.
FAQs
Why did my assessed value rise but my bill barely changed in DuPage?
- If total levies stayed similar while EAV increased across the area, composite rates may have fallen, which can offset your higher assessed value.
How do school referendums affect Downers Grove property taxes?
- A voter-approved referendum can increase a school district’s levy, which typically raises that district’s portion of your tax rate and your final bill.
Who do I contact first to appeal my DuPage assessment?
- Start with your township assessor for an informal review. If needed, file with the DuPage County Board of Review, then consider the Illinois Property Tax Appeal Board.
Do homestead or senior exemptions transfer to a buyer in Downers Grove?
- Exemptions are tied to the eligible occupant. A new owner must apply for any exemptions they qualify for after closing.
What exemptions can reduce my DuPage County property tax bill?
- Common options include the General Homestead Exemption, senior exemptions and senior freeze, and exemptions for disabled persons and disabled veterans, subject to eligibility.
How do improvements or additions affect my property taxes?
- New construction and substantial improvements can increase your assessed value, which can increase your tax bill when the changes are added to the assessment roll.
How do I find the due dates for my DuPage tax bill?
- Due dates, installment details, and payment options are provided by the DuPage County Treasurer. Check your bill and the Treasurer’s resources for current schedules.
What documents help when appealing an assessment in DuPage?
- Comparable recent sales, a recent appraisal, photos that show condition, and any data that supports your opinion of value can strengthen your case.
