ILLINOIS — Rundown or vacant homes in your neighborhood could be quietly inflating your property tax bill, especially in areas like Adams County, according to local assessment officials. Illinois, which already ranks among the highest property tax states, is grappling with how low-value properties shift the financial burden to other homeowners.
The root of the issue lies in how the equalized assessed value (EAV) is calculated for each property — a metric based on the home’s assessed value relative to overall township property values.
How Rundown Homes Affect the Tax Equation
According to Adams County Supervisor of Assessments Lisa Gasko, when rundown properties are assigned lower assessed values due to disrepair or vacancy, the local government’s budget remains unchanged. As a result, other residents absorb the difference, leading to higher taxes for those with homes in better condition.
“There definitely can be an increase for everyone else,” Gasko explained. “If these properties are lower in value, then the rest of us are making up for that.”
KHQA News reports that local governments determine the tax rate by dividing their annual budget needs by the total EAV of all properties. When the EAV is dragged down by numerous low-value homes, the tax rate rises to compensate.
Fix-or-Flatten: A Solution for Depreciated Neighborhoods
To counter this trend, some communities are turning to programs like Quincy’s “Fix-or-Flatten” initiative, which identifies derelict properties for demolition or rehabilitation using city funds.
“There’s nothing worse than living next door… That’s why I’ve always been a fan of the Fix-or-Flatten,” Gasko added.
The program not only aims to improve neighborhood aesthetics but also seeks to stabilize surrounding property values and reduce taxpayer inequity.
Market-Driven Assessments Still Key
While Gasko acknowledges the financial strain for residents near abandoned homes, she emphasized that assessments remain market-driven. Some properties adjacent to vacant homes still retain strong value, depending on the neighborhood and the severity of deterioration.
“It has to be proven in the market that a vacant home is bringing the other properties down in value,” she said.
What You Can Do as a Property Owner
If you believe a neighboring property is unfairly affecting your tax bill, Gasko advises contacting your township assessor to request a review. Additionally, property owners have the right to appeal their assessments during the official window — this year, that period runs from July 10 through August 11.
Residents concerned about how their property is assessed — especially in relation to nearby rundown structures — are encouraged to be proactive during the Board of Appeals process.
Have you noticed rundown homes impacting your neighborhood’s value or your tax bill? Tell us your experience at ChicagoSuburbanFamily.com.
