Effingham County parcel 03-27-034-044
Is the assessment on 18700 N US Hwy 45 Effingham IL 62401 fair?
Assessed at $185,440 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.
Too few sales nearby to say anything honest
Only 3 homes within 2 miles sold at arm's length in the last 3 years with an assessed value on file. A comparison built on that would look like an answer and not be one. Ask us and we will pull comparables by hand, further out and by what the house is like rather than where it is.
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 18700 N US Hwy 45 Effingham IL 62401 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.