Effingham County parcel 05-04-020-020
Is the assessment on 1221 E 2100th Av Beecher City IL 62414 fair?
Assessed at $42,990 as residential, Liberty 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
34.2%
of what it sold for (middle half 21.8–43.5%); the statute says 33.33%
This parcel among them
12 of 12
sold homes within 2 miles are assessed below it
Their assessed values
$26,275
median; $5,510 to $38,690. This parcel: $42,990
Your assessment is higher than 12 of the 12 homes near you that sold in the last 3 years, in a neighbourhood already assessed at 34.2% of what it sells for. Not proof of anything — those homes may simply be smaller — but worth asking about.
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 |
|---|---|---|---|---|---|
| 502 E Sheridan St Beecher City IL 62414 | 1.7 mi | Dec 2023 | $87,000 | $32,180 | 37% |
| 108 E Sheridan St Beecher City IL 62414 | 1.7 mi | May 2025 | $65,000 | $30,170 | 46.4% |
| 305 N Myrtle St Beecher City IL 62414 | 1.8 mi | Feb 2024 | $52,500 | $25,380 | 48.3% |
| 306 N George St Beecher City IL 62414 | 1.8 mi | Sep 2026 | $85,000 | $21,470 | 25.3% |
| 305 N James St Beecher City IL 62414 | 1.8 mi | Aug 2026 | $162,000 | $13,860 | 8.6% |
| 306 N George St Beecher City IL 62414 | 1.8 mi | Oct 2025 | $65,000 | $21,470 | 33% |
| 208 N Charles St Beecher City IL 62414 | 1.8 mi | Sep 2025 | $77,000 | $27,170 | 35.3% |
| 207 N James St Beecher City IL 62414 | 1.8 mi | Oct 2024 | $25,000 | $5,510 | 22% |
| 400 E Vine St Beecher City IL 62414 | 1.9 mi | Nov 2024 | $155,000 | $32,730 | 21.1% |
| 208 W Vine St Beecher City IL 62414 | 1.9 mi | Sep 2025 | $26,000 | $17,570 | 67.6% |
| 106 N Myrtle St Beecher City IL 62414 | 1.9 mi | May 2024 | $142,000 | $29,200 | 20.6% |
| 100 S James St Beecher City IL 62414 | 2.0 mi | Jan 2024 | $91,000 | $38,690 | 42.5% |
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 1221 E 2100th Av Beecher City IL 62414 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.