Can I still appeal my Chicago property tax for 2025?

No. The 2025 Board of Review appeal season is fully closed as of early 2026. All 38 Cook County townships, including all eight Chicago townships, are closed. The next opportunity to appeal will be during the 2026 annual appeal windows, which typically open mid-2026.

When is the next Chicago property tax appeal window?

The 2026 annual appeal windows for Chicago townships have not yet been announced. Based on historical patterns, the Assessor typically publishes the schedule in spring, with Chicago township windows opening on a rolling basis from mid-2026 through early 2027.

Why did the Board of Review reopen all townships in December 2025?

The BOR reopened all 38 townships due to a four-month delay in mailing second-installment tax bills. Bills weren't mailed until December 15, 2025, meaning many property owners received their bills after their township's original appeal window had already closed. The reopening provided a 30-day window with a December 12 filing deadline.

How many Chicago commercial properties are over-assessed?

TaxRival's analysis of 41,015 commercial parcels across Chicago's eight townships found 2,840 properties (6.9%) that meet the threshold for a strong appeal, with 1,451 showing estimated annual tax savings of $10,000 or more.

Chicago Commercial Property Tax Appeals: 2025 Recap and What's Next

The City of Chicago's eight townships were reassessed in 2025 as part of Cook County's triennial cycle — and the results hit commercial property owners hard. Across nearly 50,000 commercial parcels, TaxRival's analysis identified 2,840 properties that meet our threshold for a strong appeal, with over 1,400 showing estimated annual tax savings of $10,000 or more.

If you own commercial property in Chicago and didn't appeal in 2025, here's what you need to know about where things stand and what's coming next.

The 2025 Chicago Reassessment by the Numbers

Chicago's eight townships span everything from South Side industrial corridors to the Loop's class-A office towers. Here's how the 2025 reassessment played out for commercial properties:

Township	Analyzed	Flagged	Flag Rate	$10k+ Savings
Jefferson (Northwest Side)	7,833	708	9.0%	320
Lake (South/Southwest Side)	8,880	517	5.8%	162
West Chicago (West Loop/Pilsen)	10,201	420	4.1%	246
South Chicago (Loop/Financial District)	4,221	322	7.6%	200
North Chicago (Gold Coast/River North)	2,352	303	12.9%	248
Hyde Park (South Side/Far South)	3,931	281	7.1%	88
Lake View (North Side/Lincoln Park)	2,855	249	8.7%	170
Rogers Park (Far North Side)	742	40	5.4%	17
Total	41,015	2,840	6.9%	1,451

North Chicago Township — covering the Magnificent Mile, Gold Coast, River North, and Streeterville — had the highest flag rate at 12.9%, with 248 properties showing $10,000 or more in estimated annual savings. Several Michigan Avenue and Lake Shore Drive properties showed over-assessments exceeding $1 million in potential savings.

Jefferson Township produced the most candidates by volume (708), driven by the density of commercial properties across the northwest side neighborhoods including Albany Park, Irving Park, and Portage Park.

The Unprecedented December 2025 BOR Reopening

The 2025 appeal season was marked by an unusual event. Due to a four-month delay in mailing second-installment tax bills — bills didn't go out until December 15, 2025, instead of the usual August timeline — many property owners didn't receive their bills until after their township's Board of Review window had already closed.

In response, the Cook County Board of Review took the unprecedented step of reopening all 38 townships for a 30-day appeal window in December 2025, with a filing deadline of December 12 and an evidence deadline of December 22.

This matters for two reasons. First, it set a precedent — the BOR demonstrated willingness to reopen townships when circumstances warrant it. Second, many commercial property owners who missed the initial 2025 window had a second chance and may not have known about it.

Where Things Stand Now (April 2026)

As of April 2026, the 2025 Board of Review appeal season is completely closed. The BOR appeals portal shows all 38 townships as closed with no pre-registration, pre-filing, or open windows available.

For Chicago commercial property owners, this means:

2025 appeals are done. If you didn't file at either the Assessor or BOR level for the 2025 tax year, that window has passed.
Your 2025 assessed value persists. Since Chicago was reassessed in 2025, your new assessment sets the base for the next three years (through 2027). In non-reassessment years, you can still file annual appeals, but the base value from the reassessment year is what carries forward.
Annual appeal windows for 2026 tax year are coming. Even though Chicago isn't being reassessed in 2026, every township gets an annual appeal window. These typically open mid-2026 through early 2027.

What Chicago Property Owners Should Do Now

Check if your property is over-assessed. Enter your 14-digit PIN on our homepage to see how your current assessment compares to market data. Even if you missed the 2025 window, the analysis tells you whether an appeal is worth filing when the next window opens.

Prepare evidence early. Gather comparable sales data, income and expense statements, and photos now — before the 2026 annual filing window opens. Having everything ready means you can file on day one. See our step-by-step filing guide for a complete walkthrough.

Understand the new methodology. The Assessor's Office has shifted to data-driven estimated tax rates for commercial income-property valuations, replacing the historical rates used in prior years. This changes the income approach math and may affect how your property is valued. The CCAO plans to use this methodology in collaboration with the BOR going forward.

File annually. You don't have to wait for the next reassessment year (2028 for Chicago). Annual appeals can achieve reductions in any year, and new comparable sales data becomes available continuously. For more strategies, see our guide to reducing commercial property taxes in Cook County.

How TaxRival Can Help

TaxRival monitors every Chicago township's filing schedule and prepares appeals using comparable sales and assessment data across all eight Chicago townships. When the 2026 annual appeal windows open, we'll be ready to file on day one for properties that qualify.

Our fee is 25% of first-year tax savings — and you pay nothing if we don't achieve a reduction. Enter your PIN on our homepage to check your property now.