Effingham County parcel 03-11-333-016
Is the assessment on 2701 Ridgeway St Effingham IL 62401 fair?
Assessed at $88,820 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
29%
of what it sold for (middle half 26.1–32.1%); the statute says 33.33%
This parcel among them
33 of 33
sold homes within half a mile are assessed below it
Their assessed values
$65,300
median; $35,210 to $87,010. This parcel: $88,820
Your assessment is higher than 33 of the 33 homes near you that sold in the last 3 years. The neighbourhood is assessed at 29% 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 |
|---|---|---|---|---|---|
| 2701 Deerhaven Dr Effingham IL 62401 | next door | May 2026 | $300,000 | $73,070 | 24.4% |
| 103 E Pine Dr Effingham IL 62401 | next door | Nov 2025 | $280,500 | $78,360 | 27.9% |
| 2803 Deerhaven Dr Effingham IL 62401 | 0.2 mi | Dec 2024 | $245,000 | $84,420 | 34.5% |
| 104 W Elm Av Effingham IL 62401 | 0.2 mi | Feb 2025 | $210,000 | $64,160 | 30.6% |
| 2806 Deerhaven Dr Effingham IL 62401 | 0.2 mi | Apr 2026 | $349,900 | $87,010 | 24.9% |
| 2804 Pine Hurst St Effingham IL 62401 | 0.2 mi | Jun 2026 | $350,000 | $82,180 | 23.5% |
| 103 E Mt Vernon Av Effingham IL 62401 | 0.2 mi | Dec 2025 | $255,000 | $80,490 | 31.6% |
| 106 E Hawthorne Dr Effingham IL 62401 | 0.2 mi | Jul 2025 | $290,000 | $84,040 | 29% |
| 2904 S Fourth St Effingham IL 62401 | 0.2 mi | Dec 2024 | $220,100 | $69,560 | 31.6% |
| 102 W Mt Vernon Av Effingham IL 62401 | 0.3 mi | Dec 2025 | $111,000 | $36,540 | 32.9% |
| 107 W Edgewood Av Effingham IL 62401 | 0.3 mi | Aug 2025 | $249,000 | $59,280 | 23.8% |
| 106 W Hawthorne Dr Effingham IL 62401 | 0.3 mi | May 2025 | $279,900 | $83,290 | 29.8% |
| 110 W Edgewood Av Effingham IL 62401 | 0.3 mi | Apr 2025 | $220,000 | $64,270 | 29.2% |
| 3004 Sugarmill Ct Effingham IL 62401 | 0.3 mi | Apr 2026 | $190,000 | $49,510 | 26.1% |
| 2403 S Third St Effingham IL 62401 | 0.3 mi | Aug 2025 | $229,900 | $73,740 | 32.1% |
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 2701 Ridgeway St Effingham IL 62401 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.