Madison County Property Tax Appeal — Illinois

Rob Hartley·Updated March 5, 2026

Madison County is located in southwestern Illinois, part of the Metro East region of Greater St. Louis. The county seat is Edwardsville, with a population of approximately 26,800, and other major cities include Granite City, Alton, and Collinsville. With a county population of around 265,900, Madison County has a median home value of approximately $128,300 and an effective property tax rate of 1.75%, resulting in a median annual tax bill of $2,144. This places the county's property tax burden slightly below the national median of $2,400, but significantly below the Illinois state average of $5,399 annually, making property tax appeals particularly important for homeowners looking to ensure fair valuations.

Notable cities: Edwardsville, Granite City, Alton, Collinsville

Median Home

$128,300

Tax Rate

1.75%

Annual Tax

$2,144

Population

265,900

2026 Appeal Deadline: 30 days from the publication date for your township

Appeals must be filed within 30 days of the publication date for your specific township. Each township publishes assessment rolls at different times, typically in the spring. The 30-day window begins from the date of publication, not from when you receive your assessment notice. Property owners should verify the exact publication date with the Board of Review or their township assessor to ensure they meet the deadline.

Property in Madison County, Illinois — local tax assessment and appeal guide

How Madison County Assesses Property

33.33%of market value

Assessed by: Township Assessor and Madison County Chief County Assessment Office

Assessment cycle: quadrennial (every 4 years)

Notices typically mailed: Spring (typically mid-April)

In Madison County, properties are assessed at 33.33% of their fair market value, known as the Equalized Assessed Value (EAV). This is a state-mandated assessment ratio applied uniformly across Illinois. For example, if your home's market value is $128,300 (the county median), your assessed value would be approximately $42,766 at the 33.33% assessment ratio, resulting in approximately $2,243 in annual taxes at the county's effective rate of 1.75%. Assessment notices are mailed in the spring of each year, typically reaching homeowners by mid-April.

The Appeal Process

Appeals are heard by the Board of Review. The Madison County Board of Review conducts formal hearings where you present your evidence to a three-member appointed panel. You will have the opportunity to testify about your property, present comparable sales data, submit photographs and appraisals, and call expert witnesses such as appraisers or accountants. The Board may cross-examine you and your witnesses, and the township assessor may also present counter-evidence. Following all testimony, you may make closing arguments before the Board deliberates and issues a written decision.

Step 1: Contact your township assessor first to discuss your assessment informally. Many issues can be resolved through this initial conversation without filing a formal appeal. The deadline is not extended during this informal discussion period, so be mindful of the 30-day filing window.

Step 2: Gather supporting evidence for your appeal, including recent comparable property sales in your neighborhood, photos showing property condition or damage, independent appraisals, repair estimates, and your property's Real Estate Transfer Declaration if you purchased recently. Focus on properties similar in age, size, location, and features.

Step 3: Obtain and complete the Madison County Board of Review Complaint Form. Forms are available at the Board of Review office (157 N. Main St., Suite 222, Edwardsville), your township assessor's office, or online at the county website. Be sure to include your parcel number, contact information, and clearly state the basis for your appeal.

Step 4: File your completed appeal form and supporting evidence within 30 days of your township's publication date. Submit via email to borforms@madisoncountyil.gov, by mail (postmarked by the deadline), or in person at the Board of Review office during business hours.

Step 5: Attend your Board of Review hearing if one is scheduled. The Board will notify you of the hearing date. At the hearing, present your evidence to the three-member panel and be prepared to answer questions about your property and your requested assessment reduction. You may represent yourself or hire an attorney.

Step 6: Receive the Board of Review's written decision by mail. If you disagree with their decision, you have 30 days from the date of the Board's decision to file an appeal with the Illinois Property Tax Appeal Board (PTAB) using their prescribed forms.

Step 7: If unsuccessful at PTAB, you may further appeal to circuit court within 30 days of the PTAB decision. Court appeals require representation by an attorney and involve more formal legal procedures.

Required form: Madison County Board of Review Complaint Form (available at Board of Review office or online)

Filing Methods

email:borforms@madisoncountyil.gov

mail:Madison County Board of Review, 157 North Main Street, Suite 222, Edwardsville, IL 62025-1964

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

Evidence to Bring

Recent comparable property sales (at least 3 properties similar in age, size, location, and condition)Independent professional appraisalPhotos showing property condition, damage, or defectsReal Estate Transfer Declaration and closing statement if recently purchasedRepair estimates for needed improvementsProperty tax assessment data on comparable properties to show inequity

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 $6,000 reduction in EAV

Reduces the Equalized Assessed Value (EAV) of your primary residence, providing property tax savings for owner-occupied homes.

Eligibility: Must own and occupy the property as your primary residence, be liable for property taxes, and have your name on the deed. Property must be a single-family residence with EAV under $250,000 (if over, you are taxed on the excess).Deadline: Apply once; no annual renewal required after initial approval

Senior Citizens Homestead Exemption

$5,000 reduction in EAV

Additional exemption for seniors age 65 or older who currently have the General Homestead Exemption.

Eligibility: Must be age 65 or older in the year of application, have the General Homestead Exemption, own and occupy the property as primary residence, have name on the deed, and be liable for property taxes. Requires driver's license, state ID, or birth certificate for age verification.Deadline: Annual application required

Senior Freeze (Low-Income Senior Citizens Assessment Freeze)

Freezes EAV at base year value

Freezes the property's EAV at the base year level, preventing increases due to inflation. Tax bill may still increase if tax rates rise or improvements are added.

Eligibility: Must be age 65 or older, have Senior Homestead Exemption, own and occupy property as primary residence, be liable for taxes, and have household income under $65,000 per year. Requires copy of income tax return.Deadline: Annual application required

Persons with Disabilities Homestead Exemption

$2,000 reduction in EAV

Provides a reduction for disabled homeowners who occupy their property as their primary residence.

Eligibility: Must be disabled or have become disabled during the assessment year, own and occupy property, be liable for property taxes, and have Class 2 or 2a state disabled ID card or proof of Social Security disability benefits.Deadline: Annual application required using Form PTAX-343

Veterans with Disabilities Standard Homestead Exemption

$2,500 for 30-49% disability; $5,000 for 50-69% disability; full exemption for 70-100% disability

Exemption for veterans with service-connected disabilities certified by the U.S. Department of Veterans Affairs.

Eligibility: Must be a veteran with service-connected disability, own and occupy property as primary residence, be liable for taxes, and have EAV under $250,000 (if over, taxed on excess). Requires VA Summary Benefit Letter annually.Deadline: Annual application required using Form PTAX-342

Returning Veterans' Homestead Exemption

$5,000 reduction in EAV (one-time)

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

Eligibility: Must be a veteran who returned from active duty in an armed conflict, own and occupy property as primary residence. Must file upon returning home.Deadline: File upon returning from active duty (one-time application)

Homestead Improvement Exemption

Up to $75,000 in market value increase exempt ($25,000 in assessed value)

Exempts the increase in assessed value from new improvements or remodeling for four years from completion.

Eligibility: Available for new improvements, additions, or remodeling on owner-occupied residential property. Improvements must be completed and occupied.Deadline: May be applied automatically or requires application to Board of Review

Official Resources

Madison County Board of Review Official Website →

Access appeal forms, hearing schedules, filing instructions, and Board of Review rules and procedures for Madison County property tax appeals.

Madison County Property Tax Search →

Look up your property's current assessed value, tax history, and parcel information by searching with your parcel number, owner name, or property address.

Illinois Property Tax Appeal Board (PTAB) →

State-level appeals board providing forms, filing instructions, and information for appealing Board of Review decisions to the next level.

Madison County Chief County Assessment Office - Exemptions →

Download exemption applications including homestead, senior, disabled, and veteran exemptions with complete eligibility requirements and instructions.

Check Your Madison County Assessment

Enter your address to see if your Madison County property is overassessed.

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Frequently Asked Questions

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

In Madison County, you must file your property tax appeal within 30 days from the publication date for your specific township. Each of the county's 24 townships publishes its assessment roll at different times, typically in the spring. The 30-day deadline begins from the date of publication in the newspaper, not from when you receive your assessment notice in the mail. To ensure you don't miss the deadline, contact the Madison County Board of Review at (618) 692-6210 or check their website to confirm your township's publication date. Missing this deadline means you'll have to wait until the next assessment cycle to appeal.

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

To file a property tax appeal in Madison County, first obtain a Board of Review Complaint Form from the Board of Review office at 157 N. Main Street, Suite 222 in Edwardsville, your township assessor's office, or download it from the county website. Complete the form with your property information, parcel number, and the basis for your appeal (market value too high, incorrect data, or lack of uniformity). Attach supporting evidence such as comparable sales data, photos, appraisals, or recent purchase documents. You can submit your appeal by email to borforms@madisoncountyil.gov, by mail to the address above (must be postmarked within 30 days), or in person during office hours Monday through Friday, 8:30 AM to 4:30 PM. Be sure to file within 30 days of your township's publication date.

What evidence do I need to win my property tax appeal in Madison County?

To support a successful property tax appeal in Madison County, you should provide recent comparable property sales—at least three properties similar to yours in age, size, location, condition, and features that sold for less than your assessed value. An independent professional appraisal can strengthen your case significantly. Include photographs documenting your property's condition, any damage, or needed repairs. If you recently purchased the property, submit your Real Estate Transfer Declaration, deed, and closing statement showing the actual sale price. For equity appeals, provide assessment data showing that similar properties in your area are assessed at lower values. The Board of Review cannot consider testimony about high taxes alone; your evidence must directly address the property's valuation or assessment inequity.

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

The amount you can save through a property tax appeal in Madison County depends on how much your property is over-assessed and the strength of your evidence. With a median home value of $128,300 and an effective tax rate of 1.75%, a successful appeal that reduces your assessed value by $30,000 in market value (about $10,000 in assessed value at the 33.33% ratio) could save you approximately $175 per year in property taxes. If your property is assessed at $150,000 but comparable sales show it should be valued at $120,000, you could potentially save $525 annually. Statistics show that approximately 25% of homes nationwide are over-assessed by an average of $1,346, so many Madison County homeowners may be paying more than their fair share without realizing it.

What is the homestead exemption worth in Madison County?

In Madison County, the General Homestead Exemption provides up to a $6,000 reduction in your property's Equalized Assessed Value (EAV), which is the value upon which property taxes are calculated. This exemption requires only a one-time application and automatically renews each year as long as you continue to own and occupy the property as your primary residence. At the county's 1.75% effective tax rate, a $6,000 reduction in EAV translates to approximately $105 in annual tax savings. Seniors age 65 and older can stack an additional Senior Citizens Homestead Exemption worth $5,000 in EAV reduction (about $87.50 in annual savings), for a total potential reduction of $11,000 in assessed value and roughly $192 in combined annual savings.

What happens at my Madison County Board of Review hearing?

At your Madison County Board of Review hearing, you will present your case to a three-member appointed panel in a formal hearing setting. You'll have the opportunity to testify under oath about your property, explain why you believe the assessment is incorrect, and present your supporting evidence including comparable sales data, photographs, appraisals, and any other relevant documentation. You may call expert witnesses such as real estate appraisers or accountants to testify on your behalf. The Board members may ask you questions about your property and evidence. The township assessor may also attend to present counter-evidence defending the current assessment, and you'll have the opportunity to cross-examine their witnesses. After all testimony is complete, you may make closing arguments summarizing your case. The Board will then deliberate and mail you a written decision, typically within several weeks of the hearing.

Can I appeal my Madison County property tax assessment if I just bought my home?

Yes, if you recently purchased your home in Madison County and the assessed value is higher than your purchase price, this is strong grounds for an appeal. Your actual arms-length purchase price is excellent evidence of the property's true market value, especially if the sale occurred recently and involved a willing buyer and seller with neither under duress. When filing your appeal with the Board of Review, include a copy of your Real Estate Transfer Declaration, deed, and closing statement as key evidence. In some Illinois counties, a recent purchase price can be used to set the assessed value for two to four years. However, you must still file your appeal within 30 days of your township's publication date. Contact the Board of Review at (618) 692-6210 to obtain the complaint form and ensure you meet all filing requirements.

What if I disagree with the Madison County Board of Review's decision on my appeal?

If you're dissatisfied with the Madison County Board of Review's decision, you have the right to appeal to the Illinois Property Tax Appeal Board (PTAB) within 30 days of the date of the Board of Review's written decision. The PTAB is a state-level quasi-judicial body that provides an independent forum for property assessment disputes outside of Cook County. You must use PTAB's prescribed forms, which are available at www.ptab.illinois.gov, and submit one copy of the completed form, the Board of Review's final decision, and all supporting evidence by mail to their Springfield office (faxed or emailed appeals are not accepted). If PTAB rules against you, you may further appeal to the circuit court within 30 days, though court appeals typically require representation by an attorney. Each level of appeal provides a fresh opportunity to present your case and evidence.

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/available_exemptions.php | http://www.tax-rates.org/illinois/madison_county_property_tax | https://www.iconpropertytax.com/blog/madison-county-il-property-tax/ | https://www.ptab.illinois.gov/filing.html | https://en.wikipedia.org/wiki/Madison_County,_Illinois

Last verified: 2026-03-05