Effingham County parcel 03-11-032-042
Is the assessment on 2400 S Raney St Effingham IL 62401 fair?
Assessed at $75,780 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
31.1%
of what it sold for (middle half 26.9–33.3%); the statute says 33.33%
This parcel among them
12 of 12
sold homes within 1 mile are assessed below it
Their assessed values
$49,820
median; $31,220 to $71,250. This parcel: $75,780
Your assessment is higher than 12 of the 12 homes near you that sold in the last 3 years. The neighbourhood is assessed at 31.1% 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 |
|---|---|---|---|---|---|
| 309 W Poplar Dr Effingham IL 62401 | 0.8 mi | Nov 2025 | $146,500 | $52,910 | 36.1% |
| 304 W Poplar Dr Effingham IL 62401 | 0.8 mi | Dec 2025 | $240,000 | $65,300 | 27.2% |
| 307 W Poplar Dr Effingham IL 62401 | 0.8 mi | Aug 2025 | $253,000 | $71,250 | 28.2% |
| 200 W Shadyside Dr Effingham IL 62401 | 0.9 mi | Oct 2025 | $128,000 | $40,570 | 31.7% |
| 315 Kagay Av Effingham IL 62401 | 0.9 mi | Jul 2026 | $115,000 | $38,320 | 33.3% |
| 905 W Wabash Av Effingham IL 62401 | 1.0 mi | Sep 2026 | $175,000 | $57,560 | 32.9% |
| 310 Kagay Av Effingham IL 62401 | 1.0 mi | Apr 2026 | $125,000 | $31,220 | 25% |
| 114 W Edgewood Av Effingham IL 62401 | 1.0 mi | Jul 2025 | $267,000 | $68,880 | 25.8% |
| 206 W Jaycee Av Effingham IL 62401 | 1.0 mi | Oct 2025 | $145,000 | $37,090 | 25.6% |
| 202 W Jaycee Av Effingham IL 62401 | 1.0 mi | Aug 2026 | $140,000 | $46,730 | 33.4% |
| 202 W Jaycee Av Effingham IL 62401 | 1.0 mi | Aug 2026 | $140,000 | $46,730 | 33.4% |
| 1605 S Park St Effingham IL 62401 | 1.0 mi | Jun 2025 | $180,000 | $54,840 | 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 2400 S Raney St Effingham IL 62401 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.