Effingham County parcel 10-19-001-057
Is the assessment on 407 E National Rd Montrose IL 62445 fair?
Assessed at $57,910 as commercial, St Francis 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
28.5%
of what it sold for (middle half 25.2–53.9%); the statute says 33.33%
This parcel among them
6 of 6
sold homes within half a mile are assessed below it
Their assessed values
$20,380
median; $13,180 to $48,650. This parcel: $57,910
Your assessment is higher than 6 of the 6 homes near you that sold in the last 3 years. The neighbourhood is assessed at 28.5% 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 |
|---|---|---|---|---|---|
| 111 W Oak Av Montrose IL 62445 | 0.3 mi | Mar 2025 | $25,000 | $15,560 | 62.2% |
| 116 W Mead Av Montrose IL 62445 | 0.3 mi | Dec 2023 | $23,000 | $16,860 | 73.3% |
| 121 W Oak Av Montrose IL 62445 | 0.4 mi | Jul 2024 | $88,600 | $13,180 | 14.9% |
| 204 W Oak Av Montrose IL 62445 | 0.4 mi | Sep 2025 | $199,900 | $48,650 | 24.3% |
| 207 N Montgomery St Montrose IL 62445 | 0.4 mi | Sep 2025 | $82,500 | $23,900 | 29% |
| 310 W Oak Av Montrose IL 62445 | 0.5 mi | Jul 2026 | $160,000 | $44,870 | 28% |
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 407 E National Rd Montrose IL 62445 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.