iRealty Flat Fee Brokerage
iRealty Flat Fee Brokerage, Inc.
Vanessa Carlson, Illinois Broker

Property Tax Appeals



Our professional associates will ensure You pay the lowest price possible in Cook County!

What is a Property Tax Appeal?

Your property tax assessment, rules, and appeal process varies significantly by county, township, city, and etc. The rules and calculations can vary greatly from one jurisdiction to another. We have professional knowledge of the local rules, regulations, policies, and procedures for your region. This ensures we do not make mistakes!
How are your property taxes determined?

Your local assessor determines the market value of your home by looking at comparable home sales in your region. The assessor’s simply do not have the time or resources to analysis every home individually. Due to this, almost all jurisdictions utilize a mass appraisal algorithm that analyzes properties by large areas. This often includes thousands of homes at a time. An equalization ratio, tax rates, and other elements are factored in the calculation. After the assessment is done, they will send you your assessment notice.

Who is over assessed?

In our professional experience, 1 out of 3 homes in the U.S. is overassessed. The Wall St. Journal recently said, “half of all homeowners may be paying too much.” Most homeowners have no idea they are overpaying and that it is their legal right to appeal their property tax assessment if they are overpaying! Even if your assessment valuation seems to be around the market value, it may be still be overassessed due to a number of factors such as assessment ratios.

What is required to appeal?

A property tax appeal must be filed within a very specific window of time.

Appeal and Closing Deadlines

If you do not file during this time frame, you miss your opportunity to reduce your property tax bill for the next year. Every region’s appeal window is different. Most appeal windows only last a few months. The appeal normally requires one of these specific items as evidence to support a case:

3 or more comparable homes (“comps”) that sold for less than the assessed value of your home in the 3 years prior to the assessment date.

Between 3-5 comparable homes that are assessed for less than your home is assessed for.

Major construction defects in your home such as: a leaking roof, cracked foundation, and etc.

Proof that a data error exists that unfairly raised your assessed value, such as: the data shows you have 4 bedrooms for your home when there are only 3.

Choosing comparable home sales

This is the toughest and most time consuming part of an appeal. Every region has different rules and procedures specifying which comps are valid to apply in the appeal. Realtors and real estate websites can be used for finding comps however, many of their comps will not qualify for use and will result in an appeal denial. There are many reasons comps are deemed unqualified for use in an appeal, such as:Part of a foreclosure
Part of a short sale
Part of an inheritance
To a non-profit charity

To find out if your home is over assessed, please fill out the form below:

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What my clients are saying  

I worked with Vanessa a couple years ago to sell a house in the suburbs. Her assistance was professional & affordable. I would recommend her to anyone willing to show the property themselves and will certainly use her again when the need arises. Sincerely, Marc J


~ Marc J.

We found Vanessa when we decided to sell our house FSBO. We ended up getting our offer on the first day. Many think that this is a simple process, that they take pictures, write up a description and place on the MLS. What you don't see is the amount of work that goes into the process, pulling comps, getting the price exactly right, the negotiating process, communicating with all the involved parties, etc. etc. We originally choose Vanessa based on cost, only $299 out of pocket seemed like a no brainer but what you don't know is that she handles I cannot stress enough that she is your acting broker, you are selling FSBO but she acts and works as your broker. The only difference is that she does not take a percentage of your profits, she only takes her nominal flat fee. It is very surprising how she does this, why she would want to do this. I am guessing it is for repeat business which I am sure she gets a lot of given that she is a true professional and hard worker.


~ Christin R

Future home sellers, I want to let you know that I have been very impressed with the professionalism I experienced with iRealty. Vanessa Carlson kept me abreast of the steps required to complete the home sale process. When I had questions she responded quickly and offered helpful advice. She worked hard to help me sell my home. I recommend her to anyone desiring to work with a true professional. Marie Cooper


~ Marie

We wanted to take the time to say Thank You! for such a wonderful job you did in helping us sell our home. Your professionalism and your warmth made it easy to work with you. I have to say that you definitely went beyond the scope of work for us and if that is your company’s philosophy you should be very proud of that. In todays economy, having our house listed on all of the web sites you subscribe to was truly a benefit. We wish you well in your business and will gladly contact you again if we have any other properties for sale. People can’t believe when I tell them how reasonable your service is and the fact that the difference in selling it through iRealty directly vs realtor/broker commissions is huge. It allows a seller to be a bit more flexible knowing that they have that cushion. Thanks again for all of your efforts and we would be happy to serve as a reference for any iRealty prospective clients that you may have.


~ Frank and Debbie

For 2 years we had our house on the market with a Realtor. We had some showings but no offers.even though our whole house was updated. We decided to try one more time to sell; however, this time we would sell the home by ourselves. A few days after we put a sign on the lawn and on the corner advertising that our home was for sale By Owner we met Vanessa at a home show. She explained her services and she was down to earth and seemed so genuine that we decided to give her a try - especially since the home was still By Owner; we just now had perks of having the home being advertised as if I had a realtor. We had it up for sale for 6 months and had 3 contracts on the home and we did recently close. Vanessa was great to work with and even recommended a lawyer for our closing. The difference was truly amazing. I would recommend Vanessa and IRealty to anyone.


~ Cherie and Carl

Hey Vanessa, Thank you so much for all the help you have given me with this property listing. Choosing to use an alternative form of listing service was a gamble, but this has turned out very well. From the beginning the service has been exemplary with a well thought out, well constructed, user friendly web site; prompt replies to my various calls; and above all, truly professional service. I will certainly recommend your brokerage to others. Thanks for everything and please feel free to use me as a reference.


~ Denise

Nothing but good things to say about Vanessa,she was very thorough in everything she did. She was my agent on a number of properties and i had no hesitation recommending her to some of my friends.In a tough market her experience and professionalism was invaluable and when i need an agent again i would immediately call Vanessa.


~ Vinny

I was very fortunate to meet Vanessa at the right time in this interesting real estate market. Her professional manner and knowledge of current conditions were very helpful in managing a profitable sale. I look forward to working with her again.


~ Aaron K.

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