Effingham County parcel 14-10-291-002
Is the assessment on 102 Elmwood Dr Watson IL 62473 fair?
Assessed at $56,700 as residential, Watson 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
33%
of what it sold for (middle half 26.5–42.5%); the statute says 33.33%
This parcel among them
16 of 19
sold homes within half a mile are assessed below it
Their assessed values
$37,490
median; $17,080 to $58,720. This parcel: $56,700
At 30.6% of what you paid, this parcel is assessed about where the neighbours who sold are (33%). That is what a fair assessment looks like.
This parcel's own recorded sale: $185,100 in Jan 2025; the current assessment is 30.6% 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 |
|---|---|---|---|---|---|
| 107 Elmwood Dr Watson IL 62473 | next door | Oct 2025 | $142,300 | $17,080 | 12% |
| 108 Elmwood Dr Watson IL 62473 | next door | Nov 2025 | $93,000 | $37,490 | 40.3% |
| 303 Vine St Watson IL 62473 | 0.1 mi | Mar 2024 | $90,500 | $34,280 | 37.9% |
| 203 Elmwood Dr Watson IL 62473 | 0.1 mi | Sep 2026 | $215,000 | $57,630 | 26.8% |
| 300 Eastwood St Watson IL 62473 | 0.2 mi | Jul 2025 | $220,000 | $58,630 | 26.7% |
| 202 N Maple St Watson IL 62473 | 0.2 mi | Sep 2024 | $129,500 | $33,920 | 26.2% |
| 206 N Maple St Watson IL 62473 | 0.2 mi | Jul 2026 | $100,000 | $45,050 | 45.1% |
| 109 Cimarron St Watson IL 62473 | 0.2 mi | Sep 2024 | $124,000 | $40,880 | 33% |
| 107 Chaparral St Watson IL 62473 | 0.2 mi | Apr 2026 | $118,500 | $34,030 | 28.7% |
| 103 Oak Dr Watson IL 62473 | 0.2 mi | Dec 2025 | $220,000 | $54,820 | 24.9% |
| 103 Cimarron St Watson IL 62473 | 0.3 mi | Jun 2024 | $110,000 | $51,250 | 46.6% |
| 100 Cimarron St Watson IL 62473 | 0.3 mi | Jun 2024 | $69,900 | $35,090 | 50.2% |
| 100 Chaparral St Watson IL 62473 | 0.3 mi | Dec 2025 | $120,000 | $40,940 | 34.1% |
| 208 Sierra Av Watson IL 62473 | 0.3 mi | Mar 2024 | $90,000 | $37,220 | 41.4% |
| 101 S Van Buren St Watson IL 62473 | 0.3 mi | Aug 2025 | $60,000 | $26,070 | 43.5% |
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 102 Elmwood Dr Watson IL 62473 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.