Grundy County Property Tax Appeal, Illinois

Travis Bunn·Updated July 24, 2026

Grundy County is located in northeastern Illinois, approximately 60 miles southwest of Chicago, with Morris serving as the county seat. As of 2026, the county has an estimated population of 54,331 and is part of the Chicago metropolitan area. Notable cities include Morris, Coal City, Minooka, and Channahon. Property tax appeals are particularly critical in Grundy County due to its significantly higher-than-average tax burden, homeowners face a median effective tax rate of 2.61%, more than double the national median of 1.02%, with a median annual tax bill of $4,909 compared to the national median of $2,400. The county's median home value of approximately $240,000 is near the state median, yet residents pay substantially more in property taxes, making assessment accuracy essential to avoiding overpayment.

Notable cities: Morris, Coal City, Minooka, Channahon, Seneca

Median Home

$240,000

Tax Rate

2.61%

Annual Tax

$4,909

On the typical Grundy County home, valued near $240,000 at the county’s effective tax rate of 2.61%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: Varies by township; typically late November (for 2026 tax year, expected around November 27, 2026)

Appeal deadlines in Grundy County vary by township and are typically set in late November each year. For the 2025 tax year, most townships including Morris, Coal City, Braceville, and others had a deadline of November 27, 2025. The 2026 deadlines will likely follow a similar pattern but may vary. Since deadlines are township-specific and can change annually, it's critical to contact the Grundy County Supervisor of Assessments office at (815) 941-3269 immediately upon receiving your assessment notice (typically mailed in mid-April) to confirm your exact deadline.

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Aerial view of an Illinois residential neighborhood. Grundy County appeal guide.

How Grundy County Assesses Property

33.33%of market value

Assessed by: Grundy County Supervisor of Assessments (with initial assessments by Township Assessors)

Assessment cycle: annual

Notices typically mailed: mid-April

In Grundy County, Illinois law requires property to be assessed at 33.33% of its fair market value, meaning your assessed value is exactly one-third of your property's market value. For example, if your home's market value is $240,000 (the county median), your assessed value would be $79,920 ($240,000 × 33.33%). At Grundy County's effective tax rate of 2.61%, this would result in approximately $2,086 in annual property taxes before exemptions. Understanding this relationship is essential when appealing your assessment, you need to prove that the market value used by the assessor is too high, which will automatically lower your assessed value and reduce your tax bill.

The Appeal Process

Appeals are heard by the Board of Review. The Grundy County Board of Review consists of three members who hear complaints from taxpayers. You will be assigned a hearing date after filing your complaint, where you can present your evidence including comparable sales, photos, and documentation of assessment errors or property condition issues.

Step 1: Review your assessment notice when it arrives in mid-April and verify all property details (square footage, lot size, condition, features) are accurate.

Step 2: Contact the Grundy County Supervisor of Assessments office at (815) 941-3269 to confirm your township's specific appeal deadline and discuss your assessment informally. Request a copy of your property record card to understand how your assessment was calculated.

Step 3: Research comparable sales in your area. Gather recent sales data for similar properties in your neighborhood that sold for less than your assessed market value. Use the county's online property tax inquiry portal at grundyil.devnetwedge.com to research comparable properties.

Step 4: Complete Form PTAX-230 (Non-farm Assessment Complaint) or prepare a written complaint detailing your objection. Include your evidence of comparable sales, photos of property condition issues, documentation of needed repairs, or proof of assessment errors. Submit before your township's deadline.

Step 5: File your completed PTAX-230 form with supporting evidence to the Grundy County Board of Review at 111 E. Washington St., Morris, IL 60450. You will be assigned a hearing date by the Board of Review.

Step 6: Attend your Board of Review hearing and present your evidence clearly. Focus on comparable sales data and factual errors in your assessment. The three-member Board of Review will evaluate your complaint and issue a decision.

Step 7: If the Board of Review denies your appeal or you disagree with their decision, you can file a further appeal with the Illinois Property Tax Appeal Board (PTAB) at ptab.illinois.gov within 30 days of the Board of Review's decision.

Step 8: As a final option, if you disagree with the PTAB decision, you may file a tax objection complaint in the Circuit Court of Grundy County within 30 days of receiving the PTAB decision.

Required form: Form PTAX-230 (Non-farm Assessment Complaint) or written complaint

Filing Methods

mail:Grundy County Board of Review, 111 E. Washington St., Morris, IL 60450

in-person:Grundy County Courthouse, 111 E. Washington St., Morris, IL 60450

Evidence to Bring

Comparable sales data (recent sales of similar properties in your area)Property record card showing current assessment detailsPhotos documenting property condition issues or needed repairsIndependent appraisal (if available)Repair estimates for significant defectsDocumentation of assessment errors (incorrect square footage, features, etc.)

Grundy County Assessor Contact

Grundy County Supervisor of Assessments

Phone: (815) 941-3269

Address: 111 E. Washington St., Basement, Morris, IL 60450

Website: https://www.grundycountyil.gov/services/assessor/index.php

Online Portal: https://grundyil.devnetwedge.com/

Hours: Monday - Friday: 8:00 AM - 4:30 PM

Tax Exemptions in Grundy County

General Homestead Exemption

Up to $6,000 reduction in EAV (saves approximately $157 annually at county's 2.61% rate)

An annual reduction in equalized assessed value (EAV) for owner-occupied primary residences

Eligibility: Owner-occupied residential property that serves as the primary residenceDeadline: One-time application, does not require annual renewal once approved

Senior Citizens Homestead Exemption

$5,000 reduction in EAV (saves approximately $131 annually at county's 2.61% rate)

Additional annual reduction in EAV for homeowners age 65 or older

Eligibility: Homeowners age 65 or older by January 1 of the assessment year who occupy the property as their primary residenceDeadline: One-time application, does not require annual renewal once approved

Senior Citizens Assessment Freeze Homestead Exemption

Freezes assessed value at current level

Freezes property taxes at the current amount and prevents increases for qualifying senior citizens

Eligibility: Senior citizens age 65 or older with household income of $65,000 or lessDeadline: Must apply annually to maintain the freeze

Disabled Persons' Homestead Exemption

$2,000 reduction in EAV

Annual reduction in EAV for disabled persons who own and occupy the property

Eligibility: Disabled persons who own and occupy the property as primary residence and are liable for property taxesDeadline: Initial application with Form PTAX-343, must be renewed annually with Form PTAX-343-R

Disabled Veterans' Homestead Exemption (DVHE)

Up to $100,000 reduction in assessed value

Significant reduction in assessed value for qualifying disabled veterans or their unmarried surviving spouse

Eligibility: Disabled veterans with service-connected disability of 30% or greater, or their unmarried surviving spouse. Eligibility determined by Illinois Department of Veterans' AffairsDeadline: Must be reestablished annually through Illinois Department of Veterans' Affairs

Disabled Veterans' Standard Homestead Exemption (DVSHE)

Varies based on disability percentage

Annual reduction in EAV for disabled veterans based on percentage of disability

Eligibility: Qualified disabled veteran who owns or leases a single-family residence as primary residence and is liable for property taxesDeadline: Annual application required

Grundy County Appeal Packet · $49

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Grundy County for 2026?

The appeal deadline in Grundy County varies by township and is typically set in late November each year. For the 2025 tax year, most townships including Morris, Coal City, Braceville, and others had a deadline of November 27, 2025. The 2026 deadlines will likely follow a similar pattern but may vary slightly by township. Since deadlines are township-specific and can change annually, it's critical to contact the Grundy County Supervisor of Assessments office at (815) 941-3269 immediately upon receiving your assessment notice (typically mailed in mid-April) to confirm your exact deadline. Missing this deadline means you cannot appeal until the next assessment year, potentially costing you thousands of dollars in overpaid taxes.

How do I file a property tax appeal in Grundy County online?

Grundy County does not currently offer an online portal for filing property tax appeals directly. You must file your appeal using Form PTAX-230 (Non-farm Assessment Complaint) by mail or in person at the Grundy County Board of Review, located at 111 E. Washington St., Morris, IL 60450. However, you can use the county's online property tax inquiry portal at grundyil.devnetwedge.com to research your property assessment and look up comparable properties to support your appeal. After completing the PTAX-230 form and gathering your evidence (comparable sales, photos, repair estimates), you must submit the original form to the Board of Review before your township's deadline.

What is the General Homestead Exemption worth in Grundy County?

The General Homestead Exemption in Grundy County reduces your property's equalized assessed value (EAV) by up to $6,000, which is the standard amount for all Illinois counties except Cook County. At Grundy County's effective tax rate of 2.61%, this $6,000 EAV reduction saves homeowners approximately $157 annually in property taxes. If you're 65 or older, you can also claim the Senior Citizen Homestead Exemption for an additional $5,000 EAV reduction (saving approximately $131 more per year), for a combined savings of about $288 annually. These exemptions are one-time applications that don't require annual renewal once approved. To apply, contact the Supervisor of Assessments at (815) 941-3269 or visit the office at 111 E. Washington St., Morris, IL 60450.

How much can I save by appealing my property taxes in Grundy County?

The amount you can save by appealing your property taxes in Grundy County depends on how much your assessed value is reduced. A typical successful appeal reduces the assessed value by 10-20%, which can save hundreds to thousands of dollars per year given the county's high effective tax rate of 2.61%. For example, if your home has a market value of $240,000 (the county median) and you successfully reduce it by 10% to $216,000, your assessed value would drop from $79,920 to $71,928, saving you approximately $209 per year in property taxes. Over multiple years, these savings compound significantly. With Grundy County having one of the highest property tax burdens in Illinois, ensuring your assessment is accurate is critical to avoiding substantial overpayment.

What evidence do I need for a Grundy County property tax appeal?

For a successful Grundy County property tax appeal, you need strong evidence to support your claim that your assessment is too high. The most important evidence is comparable sales data, recent sales of similar properties in your area that sold for less than your assessed market value. You should also obtain your property record card from the assessor's office to verify all details are accurate. Additional helpful evidence includes photos documenting property condition issues, repair estimates for significant defects, an independent appraisal if available, and documentation of any factual errors in your assessment such as incorrect square footage or features. You can research comparable properties using the county's online property tax inquiry portal at grundyil.devnetwedge.com. Present all evidence with your Form PTAX-230 when filing with the Board of Review.

What happens at a Board of Review hearing in Grundy County?

After filing your Form PTAX-230 appeal with the Grundy County Board of Review, you will be assigned a hearing date where you present your case to the three-member Board of Review. At the hearing, you will have the opportunity to present your evidence including comparable sales data, photos of property condition issues, repair estimates, and documentation of assessment errors. The Board reviews your evidence, asks questions, and evaluates whether your assessment should be reduced. After the hearing, the Board of Review will issue a decision either reducing your assessment, maintaining it at the current level, or in rare cases increasing it. If you disagree with the Board's decision, you have the right to appeal further to the Illinois Property Tax Appeal Board (PTAB) within 30 days of receiving the Board of Review's decision.

How is my property assessed in Grundy County?

In Grundy County, property is initially assessed by Township Assessors and then overseen by the Grundy County Supervisor of Assessments. Illinois law requires property to be assessed at exactly 33.33% of its fair market value, meaning your assessed value is one-third of what your property would sell for on the open market. For example, if your home's market value is $240,000, your assessed value would be $79,920. The assessment is based on the property's condition and value as of January 1st each year. Assessment notices are typically mailed in mid-April, and property owners should verify that all details (square footage, lot size, features, condition) are accurate. If you believe the market value determination is incorrect, you have the right to appeal to the Board of Review.

Can I appeal to the Illinois Property Tax Appeal Board (PTAB) if I disagree with the Grundy County Board of Review decision?

Yes, if you disagree with the Grundy County Board of Review's decision on your property tax appeal, you can file a further appeal with the Illinois Property Tax Appeal Board (PTAB) within 30 days of receiving the Board of Review's decision. PTAB is a state-level quasi-judicial body that provides an unbiased forum for contesting property assessments. You can access appeal forms, check appeal status, and learn about the PTAB process at ptab.illinois.gov. Note that a written appeal to the county Board of Review is a prerequisite to any appeal to PTAB, you cannot skip the county-level appeal and go directly to PTAB. If you're still not satisfied after the PTAB decision, you may file a tax objection complaint in the Circuit Court of Grundy County as a final option.

Official Resources

Grundy County Supervisor of Assessments Official Website →

Access forms, exemption information, Board of Review details, and contact information for the Grundy County assessment office.

Grundy County Property Tax Inquiry Portal →

Search and view property assessments, tax bills, and property record cards for any parcel in Grundy County online.

Illinois Property Tax Appeal Board (PTAB) →

File state-level appeals, download forms, check appeal status, and learn about the PTAB appeal process for Grundy County property owners.

Illinois Department of Revenue - Property Tax Appeals Guide →

Official state guidance on filing property tax assessment appeals, required forms (PTAX-230), evidence requirements, and appeal procedures.

For state-wide appeal information including Illinois's assessment ratio and deadlines, see our Illinois Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

Looking for help in Illinois? Compare Illinois property tax appeal services →

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← All Illinois property tax appeal info

Sources: https://www.grundycountyil.gov/services/assessor/index.php | https://www.appealdesk.com/appeals/illinois/grundy | https://www.ownwell.com/trends/illinois/grundy-county | https://www.abodemoney.com/insights/property-tax/illinois/grundy-county | https://tax.illinois.gov/localgovernments/property/appeals.html | https://grundyil.devnetwedge.com/

Last verified: 2026-07-24