<p>With Cook County’s 2025 property tax bills set to go out by the end of the month, a new <a class="Link" href="https://www.cookcountytreasurer.com/pdfs/taxbillanalysisandstatistics/taxyear2025analysisenglishversion.pdf" target="_blank" ><u>report</u></a> from county Treasurer Maria Pappas’ office finds the total amount of property taxes billed has risen for the 32nd consecutive year.</p><p></p><p>Commercial property values increased by 0.2%, not nearly enough to offset a rise in property values for homeowners, whose bills <a class="Link" href="https://chicago.suntimes.com/news/2026/03/30/property-taxes-cook-county-treasurer-study" target="_blank" ><u>continued to outpace the 2.7% inflation</u></a> rate. The tax levy increased by nearly 4% last year.</p><p>It’s a continuation of a <a class="Link" href="https://chicago.suntimes.com/the-watchdogs/2025/03/07/property-taxes-loop-pandemic-christopher-berry-pat-quinn-joseph-schwieterman-joseph-ferguson-farzin-parang" target="_blank" ><u>yearslong trend of the property tax burden shifting</u></a> from downtown to the city’s neighborhoods, and even suburban residential properties. The COVID-19 pandemic reduced occupancy in many downtown buildings, leading to dips in property values and businesses’ tax bills dropping nearly 20%. In the meantime, residential bills increased more than 16% in the 2021 to 2023 reassessment cycle — and hundreds of thousands of homeowners <a class="Link" href="https://chicago.suntimes.com/politics/2025/05/05/cook-county-treasurer-maria-pappas-report-property-tax-appeals" target="_blank" ><u>saw even larger increases</u></a>.</p><p>The share of the tax burden taken on by residential property owners, who were on the hook for about 58% of the tax burden in 2025, has stayed relatively the same since the last round of bills. But residential properties countywide gained 6.84% in value, increasing their tax bills by 5.34%, or a collective $600 million, between 2024 and 2025. </p><p>Chicago’s residential properties bore 20% of the total increase, about $120 million. It comes after Black neighborhoods on the South and West sides <a class="Link" href="https://chicago.suntimes.com/real-estate/2025/11/17/cook-county-property-taxes-analysis-treasurer-maria-pappas-downtown-south-west-sides" target="_blank" ><u>saw the sharpest increases</u></a> in their 2024 tax bills.</p><p>Bridgeport and Logan Square both saw median tax bill increases of $274 each in 2025, while West Town and North Center saw median increases over $350.</p><p>But the largest median tax bill increases proportionally were seen in Douglas, which saw tax bills jump 6.23%. Uptown and Englewood followed with 5.48% and 5.21% increases respectively.</p><div class="RelatedList Enhancement" data-module data-align-center>
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<p>Homes in the north suburbs — which were reassessed for the 2025 cycle — saw the largest spike, nearly 10%, or about a $360 million increase. The south and west suburbs are up for reassessment for the 2026 cycle, and the city for 2027.</p><p>Unincorporated New Trier Township saw the median tax bill increase 27.8%, a jump of more than $7,800. Prospect Heights and Melrose Park each saw nearly 21% increases in their bills as well, for a median increase of more than $1,200.</p><p>Businesses in the north suburbs got hit hard as well, with 20% to 30% median bill increases in unincorporated areas of Niles, Wheeling and Norwood Park townships.</p><p>South suburban University Park got some relief, with a median decrease of nearly 30% on 2025 tax bills, while Ford Heights bills dropped 8%.</p><p>Property tax bills were set to be sent out by Aug. 31 after <a class="Link" href="https://chicago.suntimes.com/money/2026/06/09/cook-county-property-tax-bills-delay-preckwinkle" target="_blank" ><u>a delay from July</u></a>, with payments due Oct. 1. That's shorter than last year’s <a class="Link" href="https://chicago.suntimes.com/news/2025/11/07/cook-county-property-tax-bills-due-dec-15-after-several-months-delay" target="_blank" ><u>four-month delay</u></a> due to a computer issue. The postponement had impacts downstream, as Chicago Public Schools had to pay <a class="Link" href="https://chicago.suntimes.com/education/2025/12/19/property-tax-payment-delay-costs-chicago-public-schools-almost-a-quarter-million-dollars-a-day" target="_blank" ><u>$220,000 in interest per day on short-term loans</u></a> it took out to make payroll last year.</p><p>Pre-filing is already open for 2026 tax bills, and the Cook County Board of Review has <a class="Link" href="https://chicago.suntimes.com/real-estate/2026/08/19/cook-county-board-of-review-urges-residents-to-start-on-appeals-for-2026-tax-bills-after-recent-storm-damage" target="_blank" ><u>urged residents to start the appeals process</u></a>, especially if their property has been damaged by recent waves of storms.</p><p>The gap between the number of wealthy real estate owners and low-income homeowners who appeal their property value assessments has been <a class="Link" href="https://chicago.suntimes.com/politics/2025/05/05/cook-county-treasurer-maria-pappas-report-property-tax-appeals" target="_blank" ><u>partially blamed by the treasurer’s office</u></a> for why residential property tax bills for lower income households have risen in recent years.</p><p>The treasurer’s office previously blamed Cook County’s “<a class="Link" href="https://chicago.suntimes.com/politics/2025/05/05/cook-county-treasurer-maria-pappas-report-property-tax-appeals" target="_blank" ><u>broken system</u></a>” of property tax appeals, which often gives breaks to business owners and wealthy white homeowners who more frequently appeal than low- income homeowners, who became saddled with nearly $2 billion of tax burden because of it.</p><div class="RelatedList Enhancement" data-module data-align-center>
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