Effingham County parcel 12-12-027-030
Is the assessment on 2217 S Willow St Effingham IL 62401 fair?
Assessed at $44,110 as residential, Teutopolis 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
25.8%
of what it sold for (middle half 23.4–28.6%); the statute says 33.33%
This parcel among them
6 of 19
sold homes within 1 mile are assessed below it
Their assessed values
$51,730
median; $20,910 to $120,200. This parcel: $44,110
At 7.4% of what you paid, this parcel is assessed below the 25.8% the neighbours who sold are. There is no case here, and no reason to draw attention to it.
This parcel's own recorded sale: $600,000 in Dec 2025; the current assessment is 7.4% of that. A recent arm's-length sale of the property itself is the evidence a Board of Review weighs most.
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 |
|---|---|---|---|---|---|
| 703 Aspen Dr Effingham IL 62401 | 0.8 mi | Jun 2026 | $420,000 | $120,200 | 28.6% |
| 2004 Magnolia St Effingham IL 62401 | 0.8 mi | May 2026 | $159,600 | $65,910 | 41.3% |
| 1003 Lynn Dr Effingham IL 62401 | 0.8 mi | Dec 2025 | $189,000 | $46,000 | 24.3% |
| 1009 E Grove Av Effingham IL 62401 | 0.9 mi | Jul 2025 | $190,000 | $46,400 | 24.4% |
| 2107 Redbud St Effingham IL 62401 | 0.9 mi | Sep 2026 | $342,000 | $79,380 | 23.2% |
| 800 S Pembroke St Effingham IL 62401 | 0.9 mi | Jan 2026 | $220,000 | $51,730 | 23.5% |
| 808 S Oakwood St Effingham IL 62401 | 0.9 mi | Jun 2026 | $35,000 | $22,620 | 64.6% |
| 2107 Magnolia St Effingham IL 62401 | 0.9 mi | Dec 2025 | $222,500 | $68,500 | 30.8% |
| 1011 Gordon Av Effingham IL 62401 | 0.9 mi | Oct 2025 | $185,000 | $32,310 | 17.5% |
| 704 S Pembroke St Effingham IL 62401 | 0.9 mi | Dec 2025 | $214,000 | $56,310 | 26.3% |
| 2104 Sycamore St Effingham IL 62401 | 0.9 mi | Sep 2025 | $276,500 | $69,160 | 25% |
| 813 S Oakwood St Effingham IL 62401 | 0.9 mi | Jul 2025 | $80,000 | $22,250 | 27.8% |
| 807 S Oakwood St Effingham IL 62401 | 0.9 mi | May 2026 | $208,000 | $20,910 | 10.1% |
| 1001 Gordon Av Effingham IL 62401 | 0.9 mi | Dec 2025 | $249,900 | $67,800 | 27.1% |
| 912 S Glenwood St Effingham IL 62401 | 0.9 mi | Dec 2025 | $186,000 | $32,560 | 17.5% |
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 2217 S Willow St Effingham IL 62401 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.