Effingham County parcel 11-07-034-043
Is the assessment on 9659 E US Hwy 40 Effingham IL 62401 fair?
Assessed at $42,090 as commercial, Summit 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
24.3%
of what it sold for (middle half 21.4–34.3%); the statute says 33.33%
This parcel among them
3 of 12
sold homes within 1 mile are assessed below it
Their assessed values
$51,600
median; $27,490 to $99,740. This parcel: $42,090
Your assessment is lower than most of the 12 homes near you that sold in the last 3 years. There is no case here.
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 |
|---|---|---|---|---|---|
| 12266 N 960th St Effingham IL 62401 | 0.1 mi | Feb 2026 | $175,000 | $41,290 | 23.6% |
| 12137 N 1000th Rd Effingham IL 62401 | 0.3 mi | Jul 2026 | $200,000 | $43,110 | 21.6% |
| 9937 E US Hwy 40 Effingham IL 62401 | 0.3 mi | Feb 2025 | $225,000 | $64,670 | 28.7% |
| 9203 E 1250th Av Effingham IL 62401 | 0.6 mi | Aug 2024 | $420,000 | $99,740 | 23.7% |
| 12240 N 900th St Effingham IL 62401 | 0.7 mi | Jul 2024 | $49,900 | $27,490 | 55.1% |
| 10289 E 1175th Av Effingham IL 62401 | 0.7 mi | Aug 2025 | $165,000 | $32,350 | 19.6% |
| 8901 E 1210th Rd Effingham IL 62401 | 0.8 mi | Jul 2025 | $177,000 | $51,040 | 28.8% |
| 11175 N 965th St Effingham IL 62401 | 0.9 mi | Nov 2025 | $235,000 | $48,090 | 20.5% |
| 12030 N 875th St Effingham IL 62401 | 0.9 mi | Mar 2024 | $105,000 | $53,460 | 50.9% |
| 12030 N 875th St Effingham IL 62401 | 0.9 mi | Oct 2023 | $70,000 | $53,460 | 76.4% |
| 9309 E 1125th Av Effingham IL 62401 | 1.0 mi | May 2025 | $210,000 | $52,160 | 24.8% |
| 11099 N 965th St Effingham IL 62401 | 1.0 mi | Jul 2025 | $387,000 | $80,350 | 20.8% |
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 9659 E US Hwy 40 Effingham IL 62401 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.