Madison County Property Tax Appeal, Illinois

Travis Bunn·Updated July 24, 2026

Madison County is located in southwestern Illinois with Edwardsville serving as the county seat. Major population centers include Alton, Granite City, Collinsville, and Edwardsville. With approximately 130,000 parcels across the county's 741-square-mile area, property tax appeals matter significantly here as Madison County has one of the highest median property taxes in the United States, ranking 388th of 3,143 counties. The median annual tax bill of $3,232 is approximately $832 above the national median of $2,400, meaning many homeowners are paying substantially more in property taxes compared to most American counties.

Notable cities: Edwardsville, Alton, Granite City, Collinsville

Median Home

$167,900

Tax Rate

1.92%

Annual Tax

$3,232

Population

265,000

On the typical Madison County home, valued near $167,900 at the county’s effective tax rate of 1.92%, 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 from the publication date of the new assessment list

Beginning in 2024, Madison County changed its process. Assessment notices are no longer mailed in March. The Chief County Assessment Office equalizes properties in late summer, and property owners must check the County Assessor's website starting June 15 to see if changes have been posted. Appeals to the Board of Review must be filed within 30 days of the posted publication date. For multiplier changes, postcards are mailed (typically early March) and appeals must be filed within 30 days of that notice.

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

How Madison County Assesses Property

33.33%of market value

Assessed by: Madison County Chief County Assessment Office and local township assessors

Assessment cycle: annual

Notices typically mailed: Spring (typically May) and late summer for final equalization

Illinois law requires that residential property be assessed at 33.33% of its fair market value. For example, if your home's market value is $167,900 (the county median), your assessed value would be $55,967 ($167,900 × 0.3333). At Madison County's effective tax rate of 1.92%, this results in approximately $3,232 in annual property taxes. This is the equalized assessed value (EAV) used to calculate your final tax bill.

The Appeal Process

Appeals are heard by the Board of Review. The Board of Review conducts informal hearings where property owners can present evidence and testimony supporting their claim that the property is overvalued. Hearings are typically held in the County Administration Building, and you may represent yourself or hire an attorney.

Step 1: Review your assessment notice carefully when it's published online (check the County Assessor's website starting June 15) or when you receive your multiplier notice postcard. Compare your property's assessed value to similar properties in your neighborhood.

Step 2: Gather evidence to support your appeal, including comparable sales data (recent sales of similar properties that sold for less), photographs showing property condition issues, repair estimates for needed work, a professional appraisal, or your purchase closing statement if you bought recently.

Step 3: Complete the Madison County Board of Review complaint form within 30 days of the publication date. The form is available on the Board of Review website or at their office at 157 North Main Street, Suite 222, Edwardsville.

Step 4: Submit your completed form and supporting documentation to the Board of Review by mail (postmarked by deadline), email (by deadline), or in person during business hours (Monday-Friday 8:30 AM - 4:30 PM).

Step 5: Attend your informal hearing before the Board of Review. The hearing is held in an informal setting where you can present your evidence and testimony. The Board will review your assessment and make a determination on whether to adjust your property's valuation.

Step 6: If the Board of Review denies your appeal or you're unsatisfied with the outcome, you can appeal to the Illinois Property Tax Appeal Board (PTAB) within 30 days of receiving the Board of Review's written decision. Forms are available at www.ptab.illinois.gov.

Step 7: If still unsuccessful after PTAB review, you have the option to appeal your assessment in circuit court as a final recourse.

Required form: Madison County Board of Review complaint form (available on the Board of Review website)

Filing Methods

online:Email to the Board of Review office (must be submitted on or before the due date)

mail:Mail to: Madison County Board of Review, 157 North Main Street, Suite 222, Edwardsville, IL 62025-1964 (postmarked on or before the due date)

in-person:157 North Main Street, Suite 222, Edwardsville, IL 62025-1964, Monday-Friday 8:30 AM - 4:30 PM

Evidence to Bring

Comparable sales data showing similar properties sold for lessRecent professional appraisal of your propertyPhotographs documenting property condition issues or defectsRepair estimates or contractor quotes for needed workReal Estate Transfer Declaration, deed, or closing statement from recent purchaseAssessment data from similar properties in your area

Madison County Assessor Contact

Madison County Board of Review

Phone: (618) 692-6210

Address: 157 North Main Street, Suite 222, Edwardsville, IL 62025-1964

Website: https://www.madisoncountyil.gov/departments/board_of_review/

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

Tax Exemptions in Madison County

General Homestead Exemption

Up to $10,000 reduction in EAV (saves approximately $200-$300 annually)

Reduces the Equalized Assessed Value (EAV) for owner-occupied primary residences

Eligibility: Property owners who own and occupy the property as their primary residence. A driver's license or state ID is required. Must be liable for property taxes.Deadline: Apply once; remains in effect until property is sold. Applications accepted year-round at the County Assessor's Office.

Senior Citizens Homestead Exemption

$5,000 reduction in EAV (on top of General Homestead)

Additional exemption for homeowners age 65 and older

Eligibility: Homeowners age 65 or older who occupy the property as their principal residenceDeadline: Must be renewed annually; applications typically due by year-end

Senior Citizens Assessment Freeze (Low-Income)

Freezes EAV to prevent increases (actual savings vary)

Freezes the EAV at the level when first qualified, protecting from assessment increases

Eligibility: Senior citizens age 65+ with total household income of $75,000 or less in the prior year (increased for 2026)Deadline: Must be renewed annually with PTAX-340 form

Persons with Disabilities Homestead Exemption

$2,000 reduction in EAV

Exemption for homeowners with qualifying disabilities

Eligibility: Homeowners with a Class 2 or 2a state disabled ID card or proof of Social Security disability benefitsDeadline: Must be renewed annually with PTAX-343 form and physician's statement

Veterans with Disabilities Exemption

$2,500 (30-49% disability), $5,000 (50-69% disability), or higher amounts for 70%+ disability

Tiered exemption based on disability percentage for veterans

Eligibility: Veterans with service-connected disabilities of 30% or greater as certified by the VADeadline: Must be renewed annually with PTAX-342 form

Homestead Improvement Exemption

Up to $75,000 in market value of new improvements

Exemption for new improvements to existing homestead property

Eligibility: Property owned and used exclusively for residential purposes with qualifying new improvementsDeadline: Must apply with PTAX-323 form after improvements are completed

Madison County Appeal Packet · $49

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Frequently Asked Questions

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

For 2026, Madison County changed its assessment notification process. Property owners must check the County Assessor's website starting June 15 to see when their township's updated assessments are published. You have 30 days from the posted publication date to file an appeal with the Board of Review. If you receive a multiplier notice postcard in the mail (typically early March), you have 30 days from the postmark date to appeal that specific change. Missing this deadline means you cannot appeal until the next assessment year, so it's critical to monitor the county website regularly and act quickly once your township's assessments are published.

How do I file a property tax appeal with the Madison County Board of Review?

To file an appeal in Madison County, first obtain the Board of Review complaint form from their website at www.madisoncountyil.gov or pick one up in person at 157 North Main Street, Suite 222 in Edwardsville. Complete the form with your property information and attach supporting evidence such as comparable sales, photos, or an appraisal. You can submit your appeal by mail (postmarked by the deadline), email (by the deadline), or in person during business hours Monday through Friday 8:30 AM to 4:30 PM. Make sure to file within 30 days of your assessment publication date, or your appeal will be rejected. After filing, the Board will schedule an informal hearing where you can present your case.

What is the General Homestead Exemption worth in Madison County?

The General Homestead Exemption in Madison County reduces your property's Equalized Assessed Value (EAV) by up to $10,000, not your market value. At the county's median effective tax rate of 1.92%, this exemption saves approximately $192 to $300 annually depending on your specific tax rate and taxing districts. For example, if your EAV is $55,000 and you receive the $10,000 exemption, your taxable EAV becomes $45,000, directly reducing your annual tax bill. This exemption is not automatic, you must apply for it with the County Assessor's Office, but once approved, it remains in effect until you sell the property. A driver's license or state ID is required to apply.

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

Board of Review hearings in Madison County are informal proceedings where you present evidence that your property is overvalued compared to its actual market value or similar properties. The hearing is typically held at the County Administration Building at 157 North Main Street in Edwardsville. You can represent yourself or hire an attorney. During the hearing, you'll present your evidence such as comparable sales, photographs, appraisals, or repair estimates to the three-member Board. The township or county assessor may also present their evidence supporting the current assessment. After reviewing all evidence and testimony, the Board will issue a written decision either upholding, reducing, or in rare cases increasing your assessed value.

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

The amount you can save depends on how much your property is overassessed. If your home is assessed at $200,000 market value but should be $180,000, that's a $20,000 overassessment. At the 33.33% assessment ratio, that's about $6,667 in excess assessed value. At Madison County's 1.92% effective tax rate, this equals approximately $128 per year in overpayment. National statistics show that about 25% of homes are overassessed by an average of $1,346 annually. Successful Madison County appeals often achieve reductions of 5% to 15% of assessed value, translating to annual savings of $150 to $500 or more for a median-valued home, which compounds over the years you own the property.

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

The most effective evidence for a Madison County appeal includes recent comparable sales of similar properties in your neighborhood that sold for less than your assessed value, ideally within the past 6-12 months. A recent professional appraisal (dated within the current tax year) carries significant weight. If you purchased your home recently, bring your closing statement and Real Estate Transfer Declaration showing what you actually paid. Photographs documenting property defects, damage, or needed repairs are helpful, along with contractor estimates for those repairs. You can also obtain assessment data for comparable properties through the County Property Tax Inquiry system at madisonil.devnetwedge.com and show that similar homes have lower assessments, demonstrating lack of uniformity.

Can I appeal to the Illinois Property Tax Appeal Board if the Madison County Board of Review denies my appeal?

Yes, if the Madison County Board of Review denies your appeal or you're dissatisfied with their decision, you can appeal to the Illinois Property Tax Appeal Board (PTAB) within 30 days of receiving the Board of Review's written decision notice. PTAB is a state-level administrative body that provides a second level of review. You must file a petition using PTAB's official forms, available at www.ptab.illinois.gov, along with the required filing fee and supporting evidence. PTAB appeals are more formal than Board of Review hearings, and many property owners choose to hire an attorney at this stage. If PTAB also denies your appeal, you have the option to appeal further to the circuit court as a final recourse.

When are property assessment notices mailed in Madison County?

Madison County changed its assessment notification process beginning in 2024. Assessment notices for township reassessments are no longer automatically mailed in March as they were previously. Instead, the Chief County Assessment Office equalizes all properties in late summer, and property owners are responsible for checking the County Assessor's website starting June 15 to see if their township's assessments have been posted and published. However, if there's a change due to the multiplier (equalization factor), the county will mail approximately 133,000 postcards, typically in early March, notifying property owners of those specific changes. You should monitor both your mail and the county website at www.madisoncountyil.gov to ensure you don't miss the 30-day appeal window.

Official Resources

Madison County Board of Review Official Website →

Official Board of Review site with appeal forms, instructions, and hearing information for Madison County property tax appeals.

Madison County Chief County Assessment Office →

Access property assessment information, exemption forms, and contact local township assessors.

Madison County Property Tax Inquiry System →

Search and view property tax records, assessments, payment history, and parcel information for any property in Madison County.

Illinois Property Tax Appeal Board (PTAB) →

State-level appeal board for property owners who wish to appeal Board of Review decisions; includes forms, filing instructions, and deadlines.

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 →

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← All Illinois property tax appeal info

Sources: https://www.madisoncountyil.gov/departments/board_of_review/ | https://www.madisoncountyil.gov/departments/chief_county_assesment_office/ | https://propertytaxrates.org/counties/illinois/madison-county/ | https://www.ownwell.com/trends/illinois/madison-county | https://www.ptab.illinois.gov/

Last verified: 2026-07-24