Effingham County parcel 03-11-018-049
Is the assessment on 1700-1710 Ford Av Effingham IL 62401 fair?
Assessed at $2,339,510 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
26.6%
of what it sold for (middle half 21.9–28.9%); the statute says 33.33%
This parcel among them
39 of 39
sold homes within 1 mile are assessed below it
Their assessed values
$68,270
median; $13,460 to $133,500. This parcel: $2,339,510
Your own sale is the strongest evidence there is: at 58.5% of what you paid, this parcel is assessed well above the 26.6% the neighbours who sold are. That is worth asking about.
This parcel's own recorded sale: $4,000,000 in Apr 2026; the current assessment is 58.5% of that. A recent arm's-length sale of the property itself is the evidence a Board of Review weighs most.
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 |
|---|---|---|---|---|---|
| 2 Woodbird Dr Effingham IL 62401 | 0.3 mi | Jul 2025 | $272,000 | $79,840 | 29.4% |
| 2310 N Raney St Effingham IL 62401 | 0.3 mi | Feb 2026 | $475,000 | $133,500 | 28.1% |
| 2400 N Raney St Effingham IL 62401 | 0.4 mi | Sep 2026 | $160,000 | $13,460 | 8.4% |
| 914 Oakcrest Dr Effingham IL 62401 | 0.5 mi | Jan 2026 | $220,000 | $83,520 | 38% |
| 1000 Northwood Dr Effingham IL 62401 | 0.5 mi | Jun 2026 | $435,000 | $83,780 | 19.3% |
| 1004 Shenandoah Av Effingham IL 62401 | 0.5 mi | May 2026 | $290,000 | $62,980 | 21.7% |
| 914 Northwood Dr Effingham IL 62401 | 0.5 mi | Nov 2025 | $420,000 | $109,550 | 26.1% |
| 1005 W Rickelman Av Effingham IL 62401 | 0.6 mi | Mar 2026 | $230,000 | $53,380 | 23.2% |
| 2303 Lilly St Effingham IL 62401 | 0.6 mi | Jul 2026 | $303,000 | $61,510 | 20.3% |
| 808 Shenandoah Av Effingham IL 62401 | 0.7 mi | Mar 2026 | $250,000 | $68,270 | 27.3% |
| 1207 Collins Dr Effingham IL 62401 | 0.7 mi | Jul 2026 | $237,500 | $61,360 | 25.8% |
| 810 Shiloh Av Effingham IL 62401 | 0.7 mi | Jun 2026 | $210,000 | $63,330 | 30.2% |
| 808 Shiloh Av Effingham IL 62401 | 0.7 mi | Dec 2025 | $285,000 | $77,300 | 27.1% |
| 1213 Collins Dr Effingham IL 62401 | 0.7 mi | Jun 2026 | $247,500 | $51,820 | 20.9% |
| 1213 Collins Dr Effingham IL 62401 | 0.7 mi | Sep 2025 | $219,000 | $51,820 | 23.7% |
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 1700-1710 Ford Av Effingham IL 62401 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.