Effingham County parcel 03-11-172-124
Is the assessment on 2504 Cumberland Ct Effingham IL 62401 fair?
Assessed at $78,610 as residential, 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
22.9%
of what it sold for (middle half 21.3–27.1%); the statute says 33.33%
This parcel among them
7 of 13
sold homes within half a mile are assessed below it
Their assessed values
$77,300
median; $13,460 to $109,550. This parcel: $78,610
Your assessment sits in the middle of the 13 homes near you that sold in the last 3 years. That is what a fair assessment usually looks like; the question is only 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 |
|---|---|---|---|---|---|
| 2502 Cumberland Ct Effingham IL 62401 | next door | Jul 2026 | $386,500 | $88,430 | 22.9% |
| 708 Shiloh Pl Effingham IL 62401 | next door | Dec 2025 | $380,100 | $85,590 | 22.5% |
| 2400 Cumberland Ct Effingham IL 62401 | 0.1 mi | Feb 2026 | $385,000 | $82,100 | 21.3% |
| 808 Shiloh Av Effingham IL 62401 | 0.2 mi | Dec 2025 | $285,000 | $77,300 | 27.1% |
| 810 Shiloh Av Effingham IL 62401 | 0.2 mi | Jun 2026 | $210,000 | $63,330 | 30.2% |
| 808 Shenandoah Av Effingham IL 62401 | 0.2 mi | Mar 2026 | $250,000 | $68,270 | 27.3% |
| 914 Northwood Dr Effingham IL 62401 | 0.3 mi | Nov 2025 | $420,000 | $109,550 | 26.1% |
| 1000 Northwood Dr Effingham IL 62401 | 0.3 mi | Jun 2026 | $435,000 | $83,780 | 19.3% |
| 1005 W Rickelman Av Effingham IL 62401 | 0.4 mi | Mar 2026 | $230,000 | $53,380 | 23.2% |
| 914 Oakcrest Dr Effingham IL 62401 | 0.4 mi | Jan 2026 | $220,000 | $83,520 | 38% |
| 1004 Shenandoah Av Effingham IL 62401 | 0.4 mi | May 2026 | $290,000 | $62,980 | 21.7% |
| 2303 Lilly St Effingham IL 62401 | 0.4 mi | Jul 2026 | $303,000 | $61,510 | 20.3% |
| 2400 N Raney St Effingham IL 62401 | 0.5 mi | Sep 2026 | $160,000 | $13,460 | 8.4% |
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 2504 Cumberland Ct Effingham IL 62401 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.