Kankakee County Property Tax Appeal, Illinois

Travis Bunn·Updated July 24, 2026

Kankakee County is located in northeastern Illinois with a population of approximately 107,500 residents. The county seat is the city of Kankakee, and major population centers include Bourbonnais, Bradley, and Manteno. With a median home value ranging from $148,400 to $180,250 and an effective property tax rate between 1.91% and 2.4%, Kankakee County's property tax burden is more than double the U.S. national average of 1.11%, making property tax appeals particularly important for homeowners seeking relief. The median annual property tax bill of approximately $4,238 is substantially higher than the national median of $2,400, placing Kankakee County in the top 25% of U.S. counties for property tax collections.

Notable cities: Kankakee, Bourbonnais, Bradley, Manteno

Median Home

$158,213

Tax Rate

2.28%

Annual Tax

$3,607

Population

107,500

On the typical Kankakee County home, valued near $158,213 at the county’s effective tax rate of 2.28%, 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: 30 days after receiving the assessment notice

Appeals must be filed within 30 days after you receive your assessment notice (not your tax bill) which is typically mailed in mid-May. The 30-day clock starts from when you receive the notice, not when it was mailed. Missing this deadline means you cannot appeal until the next assessment year.

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

How Kankakee County Assesses Property

33.33%of market value

Assessed by: Kankakee County Supervisor of Assessments

Assessment cycle: annual

Notices typically mailed: Spring (mid-May)

In Illinois, all property outside of Cook County is assessed at 33.33% of fair market value. If your home's market value is $158,213 (the county's median), at Illinois's 33.33% assessment ratio your assessed value would be $52,738 ($158,213 × 0.3333). At Kankakee County's effective tax rate of 2.28%, this would result in approximately $3,607 in annual property taxes before exemptions. Understanding this assessment ratio is crucial when appealing your property taxes, as you'll need to demonstrate either that your property's market value is lower than the assessor's determination or that it's assessed inequitably compared to similar properties.

The Appeal Process

Appeals are heard by the Board of Review. You'll appear before the three-member Board of Review at a public hearing to present evidence supporting your requested assessment reduction. The Board will review your comparable sales, property condition evidence, and assessment equity arguments before making a determination.

Obtain your assessment notice in the mail (typically mailed mid-May) and verify you have 30 days from receipt to file

Download the Board of Review Assessment Complaint Form from www.k3county.net/boardofreview or call (815) 937-2945 to request the form

Gather supporting evidence including at least three comparable home sales from your neighborhood, recent photos of your property showing its condition, and any professional appraisals or repair estimates

Complete the assessment complaint form with details about your property and your opinion of its correct market value, attaching all supporting evidence

Submit your completed form and all evidence within 30 days of receiving your assessment notice to the Board of Review at 189 East Court Street, 1st Floor, Kankakee, IL 60901, either by mail or in person during business hours

Attend your scheduled public hearing before the Board of Review to present your case and evidence supporting a lower assessment

If dissatisfied with the Board of Review decision, appeal to the Illinois Property Tax Appeal Board (PTAB) within 30 days at www.ptab.illinois.gov

As a final option, if the PTAB decision is unfavorable, you may appeal to circuit court under the Administrative Review Law

Required form: Board of Review Assessment Complaint Form (available at www.k3county.net/boardofreview)

Filing Methods

online:Visit www.k3county.net/boardofreview to download forms

mail:Mail to: Board of Review, 189 East Court Street, 1st Floor, Kankakee, IL 60901

in-person:189 East Court Street, 1st Floor, Kankakee, IL 60901 (Monday-Friday 8:30 AM to 4:30 PM)

Evidence to Bring

At least three comparable home sales from your area showing similar homes sold for lessRecent photographs documenting your property's condition and any issues affecting valueProfessional appraisals or independent valuationsRepair estimates or documentation of property defectsAssessment data showing inequity compared to similar properties

Kankakee County Assessor Contact

Kankakee County Supervisor of Assessments / Board of Review

Phone: (815) 937-2945

Address: 189 East Court Street, 1st Floor, Kankakee, IL 60901

Website: https://www.k3county.net/184/Supervisor-of-Assessments-Office

Online Portal: https://www.k3county.net/161/Board-of-Review

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

Tax Exemptions in Kankakee County

General Homestead Exemption

Up to $6,000 reduction in EAV (saves approximately $144 annually at average tax rate)

Reduces the equalized assessed value (EAV) of your primary residence

Eligibility: Property must be your primary residence and you must be the owner of record as of January 1stDeadline: December 31st of the assessment year

Senior Citizens Homestead Exemption

$5,000 reduction in EAV (combined with General Homestead totals $11,000)

Additional exemption for homeowners age 65 or older on their primary residence

Eligibility: Must be 65 years of age or older and own and occupy the property as primary residence as of January 1stDeadline: December 31st of the assessment year

Senior Assessment Freeze (Senior Freeze)

Freezes EAV at current level; reduction in EAV by up to $10,000 for qualifying households

Freezes the equalized assessed value to prevent increases due to inflation for income-eligible seniors

Eligibility: Age 65 or older with total household income of $75,000 or less (2026 limit), must be owner of record on/before January 1st of prior yearDeadline: Contact Assessor's Office for annual deadline

Homestead Exemption for Persons with Disabilities

$2,000 reduction in assessed value

Annual reduction in assessed value for disabled homeowners

Eligibility: Person with a disability who owns and occupies the property as primary residence and is liable for property taxesDeadline: December 31st of the assessment year

Disabled Veterans Standard Homestead Exemption

Varies based on disability percentage

Property tax reduction for disabled veterans with service-connected disabilities

Eligibility: Veterans with service-connected disabilities certified by the U.S. Department of Veterans AffairsDeadline: Contact Assessor's Office at (815) 937-2945

Returning Veterans Homestead Exemption

Varies

One-time exemption for veterans returning from active duty in an armed conflict

Eligibility: Veterans who have returned from active duty in an armed conflict involving the armed forces of the United StatesDeadline: Contact Assessor's Office at (815) 937-2945

Kankakee County Appeal Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

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

In Kankakee County, you must file your property tax appeal within 30 days after you receive your assessment notice, which is typically mailed in mid-May. This is not your tax bill, it's a separate assessment notice showing your property's assessed value for the year. The 30-day clock starts from when you receive the notice, not when it was mailed, so it's crucial to act quickly upon receipt. If you miss this deadline, you will not be able to appeal until the next assessment year. Contact the Board of Review at (815) 937-2945 if you have questions about your specific deadline or need to confirm when your notice was issued.

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

To file a property tax appeal in Kankakee County, you'll need to download the Board of Review Assessment Complaint Form from the county website at www.k3county.net/boardofreview or call (815) 937-2945 to request the form. While you can download forms online, the actual filing must be completed by submitting the form either by mail to 189 East Court Street, 1st Floor, Kankakee, IL 60901, or in person during business hours Monday-Friday 8:30 AM to 4:30 PM. Complete the form with details about your property and your opinion of its correct value, and attach supporting evidence such as at least three comparable home sales, photos of your property, and any appraisals or repair estimates. All materials must be submitted within 30 days of receiving your assessment notice.

What is the homestead exemption worth in Kankakee County?

The General Homestead Exemption in Kankakee County reduces your property's equalized assessed value (EAV) by up to $6,000, which is the maximum allowed in Illinois counties outside Cook County and its contiguous counties. At the county's median effective tax rate of 2.28%, this exemption saves homeowners approximately $137 to $144 annually. If you're 65 or older, you can also claim an additional Senior Citizens Homestead Exemption worth $5,000 in reduced EAV, bringing your total exemption to $11,000 and saving approximately $250 per year. These exemptions are automatic after your initial application with the Assessor's office, which can be reached at (815) 937-2945 or 189 E. Court Street, Kankakee. The application deadline is December 31st of the assessment year.

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

The potential savings from a successful property tax appeal in Kankakee County depends on how much you can reduce your assessed value and the local tax rate. At the county's effective tax rate of 2.28%, if you successfully reduce your home's assessed value by $10,000, you would save approximately $228 per year. Given that the median home value in Kankakee County is $158,213 with median annual taxes of $3,607, even a 10% assessment reduction could save homeowners over $360 annually. Successful appeals often result in 5-15% reductions in assessed value, and with Kankakee County having property tax rates more than double the national average of 1.11%, appealing an overassessment can provide significant financial relief that compounds year after year.

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

For a successful property tax appeal in Kankakee County, you need compelling evidence that your property's assessed value is too high compared to its actual market value or compared to similar properties. The most effective evidence includes at least three comparable home sales from your neighborhood showing similar homes sold for less than your assessed value, recent photographs documenting your property's condition and any issues affecting value such as needed repairs or outdated features, and professional appraisals or independent valuations if available. You should also include repair estimates or documentation of property defects that reduce value, and assessment data showing your property is assessed inequitably compared to similar properties in your area. Submit all evidence with your Board of Review Assessment Complaint Form within 30 days of receiving your assessment notice to strengthen your case before the Board hearing.

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

At your Board of Review hearing in Kankakee County, you'll appear before the three-member Board to present evidence supporting your requested assessment reduction in a public hearing format. You'll have the opportunity to present comparable sales showing similar homes sold for less, photographs documenting property condition issues, professional appraisals, and any other evidence that supports a lower valuation. The Board members will review your evidence against the assessor's valuation and may ask questions about your property and the comparable sales you've provided. The assessor's office may also present their evidence supporting the current assessment. After considering all evidence presented, the Board will make a determination and notify you of their decision in writing. If you disagree with the Board's decision, you have 30 days to appeal to the Illinois Property Tax Appeal Board (PTAB).

Can I appeal my property taxes in Kankakee County if I missed the initial 30-day deadline?

Unfortunately, if you miss the 30-day deadline after receiving your assessment notice in Kankakee County, you generally cannot appeal for that tax year. Illinois law is strict about these deadlines, and the time period for filing a complaint cannot be extended except in very limited circumstances. Your only option if you miss the deadline is to wait until the next assessment year and file your appeal within the 30-day window after receiving that year's assessment notice. To avoid missing future deadlines, mark your calendar immediately when you receive your assessment notice (typically mailed in mid-May) and begin gathering evidence right away. You can contact the Board of Review at (815) 937-2945 to confirm deadline dates and ensure you don't miss the window for future appeals.

How does Kankakee County's assessment ratio of 33.33% affect my property taxes?

Kankakee County, like all Illinois counties outside of Cook County, assesses property at 33.33% of fair market value, which is a state-mandated assessment ratio. This means if your home's market value is $158,213 (the county median), your assessed value would be $52,738 ($158,213 × 0.3333). Your property taxes are then calculated by multiplying this assessed value by the local tax rate of approximately 2.28%, resulting in an annual tax bill of about $3,607 before exemptions. Understanding this ratio is crucial for appeals because you need to demonstrate that either your property's market value is lower than what the assessor determined, or that the 33.33% assessment ratio was incorrectly applied. When preparing your appeal, focus on proving the market value is wrong rather than challenging the assessment ratio itself, which is set by state law.

Official Resources

Kankakee County Supervisor of Assessments Office →

Official county assessor website with property information, assessment records, exemption applications, and contact information.

Kankakee County Board of Review →

Information about filing property tax appeals with the Board of Review including forms, rules, procedures, and deadline dates.

Illinois Property Tax Appeal Board (PTAB) →

State-level property tax appeal board for appealing Board of Review decisions with online filing portal, forms, filing instructions, and appeal status inquiry.

Kankakee County Property Tax Exemptions →

Comprehensive information about all available property tax exemptions in Kankakee County including eligibility requirements and application forms.

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 →

More Illinois Counties

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← All Illinois property tax appeal info

Sources: https://www.k3county.net/161/Board-of-Review | https://www.k3county.net/184/Supervisor-of-Assessments-Office | https://kankakeecountytreasurer.gov/exemptions | https://www.ptab.illinois.gov/ | https://propertytaxpeek.com/county/kankakee-county-il/ | https://www.ownwell.com/trends/illinois/kankakee-county

Last verified: 2026-07-24