Effingham County parcel 03-11-009-070
Is the assessment on 2710 N Third St Effingham IL 62401 fair?
Assessed at $617,010 as commercial, Douglas Township. Below: how the homes near it that actually sold are assessed against what they sold for, and where this one sits among them. Two facts from the county's own record — not an opinion of value, which is what an appeal ultimately needs and what we will give you if you ask.
How the neighbourhood is assessed
23.5%
of what it sold for (middle half 22.7–24.8%); the statute says 33.33%
This parcel among them
14 of 14
sold homes within 1 mile are assessed below it
Their assessed values
$103,175
median; $76,480 to $160,430. This parcel: $617,010
Your assessment is higher than 14 of the 14 homes near you that sold in the last 3 years. The neighbourhood is assessed at 23.5% of what it sells for, under the statutory third, so sitting above the neighbours is not by itself over-assessment; what matters is whether those homes are like yours.
The homes that sold near it
Arm's-length sales recorded with the county in the last 3 years, nearest first, with the assessed value the county carries for each today. Whether any of them is like this house — size, age, condition — is the question the record cannot answer and an appeal turns on.
| Parcel | Distance | Recorded | Price | Assessed | Ratio |
|---|---|---|---|---|---|
| 800 E Rickelman Av Effingham IL 62401 | 0.3 mi | Nov 2025 | $350,000 | $76,480 | 21.9% |
| 2614 N Willenborg St Effingham IL 62401 | 0.3 mi | Mar 2025 | $370,000 | $102,990 | 27.8% |
| 1202 Golden Ct Effingham IL 62401 | 0.4 mi | Nov 2024 | $379,000 | $89,280 | 23.6% |
| 1306 Kollmeyer Ln Effingham IL 62401 | 0.8 mi | Aug 2025 | $515,000 | $143,950 | 28% |
| 1308 Kollmeyer Ln Effingham IL 62401 | 0.8 mi | Oct 2024 | $500,100 | $124,420 | 24.9% |
| 407 Santa Barbara Dr Effingham IL 62401 | 0.9 mi | Oct 2024 | $469,900 | $107,280 | 22.8% |
| 1312 Newcomb Dr Effingham IL 62401 | 0.9 mi | Jan 2025 | $875,000 | $160,430 | 18.3% |
| 1216 Mini Hills Dr Effingham IL 62401 | 1.0 mi | Aug 2026 | $585,000 | $134,470 | 23% |
| 1218 Mini Hills Dr Effingham IL 62401 | 1.0 mi | May 2026 | $455,000 | $103,360 | 22.7% |
| 1212 Mini Hills Dr Effingham IL 62401 | 1.0 mi | Jun 2025 | $435,000 | $107,220 | 24.6% |
| 1220 Mini Hills Dr Effingham IL 62401 | 1.0 mi | May 2025 | $440,000 | $102,680 | 23.3% |
| 204 Santa Monica Av Effingham IL 62401 | 1.0 mi | Dec 2025 | $365,000 | $81,840 | 22.4% |
| 204 Santa Monica Av Effingham IL 62401 | 1.0 mi | Dec 2024 | $334,000 | $81,840 | 24.5% |
| 208 Santa Fe Av Effingham IL 62401 | 1.0 mi | Nov 2024 | $285,000 | $86,810 | 30.5% |
Prices from PTAX-203 transfer declarations; assessed values from the county assessor's current file (so a home reassessed after its sale shows today's figure against yesterday's price). Not MLS figures. Nothing here names an owner.
How an appeal actually works here
- Talk to the assessor first. Many differences are a record error — a garage that came down, a square footage that was never right — and get fixed with a phone call, no appeal needed.
- The county Board of Review. A written complaint in the window after the township's assessments are published each year; the office can tell you the dates for this township. Evidence: a recent appraisal, comparable sales, or comparable assessments (the equity argument — the table above is where that starts).
- Then the state. A Board of Review decision can go to the Illinois Property Tax Appeal Board within 30 days of the decision — its forms and rules are on ptab.illinois.gov.
Effingham County Supervisor of Assessments
(217) 342-6711 · Effingham County Office Building, 101 N Fourth St, Effingham, IL 62401
We publish no appeal deadline: the window is set by the township's publication date each year, and the office is the authority on it. Contact details PTAB county sheet (ptab.illinois.gov/counties/Effingham.pdf), read 2026-09-21.
Ask us to look at it properly
The table above is where an equity argument starts, not where it ends: a Board of Review wants an opinion of market value, and that means someone who has stood in the houses. We will look at 2710 N Third St Effingham IL 62401 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.