Shelby County parcel 0524-04-20-408-005
Is the assessment on 328 Ariel St Cowden, IL 62422 fair?
Assessed at $2,873 as residential lot, Dry Point 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
32.3%
of what it sold for (middle half 26.6–35.7%); the statute says 33.33%
This parcel among them
0 of 16
sold homes within half a mile are assessed below it
Their assessed values
$19,986
median; $7,377 to $57,182. This parcel: $2,873
Your assessment is lower than most of the 16 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 |
|---|---|---|---|---|---|
| 332 W Chestnut Cowden, IL 62422 | next door | Jun 2026 | $37,500 | $16,153 | 43.1% |
| 176 N 1475 East Rd Cowden, IL 62422 | 0.1 mi | Dec 2023 | $74,000 | $23,818 | 32.2% |
| 212 Ravine Cowden, IL 62422 | 0.2 mi | Nov 2024 | $38,000 | $13,400 | 35.3% |
| 500 S Grand Ave Cowden, IL 62422 | 0.3 mi | Sep 2026 | $215,000 | $37,454 | 17.4% |
| 120 E Walnut Cowden, IL 62422 | 0.3 mi | Jul 2025 | $125,000 | $26,240 | 21% |
| 325 S 3RD Cowden, IL 62422 | 0.3 mi | Sep 2026 | $35,800 | $12,558 | 35.1% |
| 237 S 3RD Cowden, IL 62422 | 0.3 mi | Aug 2024 | $73,000 | $13,693 | 18.8% |
| 119 S 3RD Cowden, IL 62422 | 0.4 mi | Aug 2025 | $95,000 | $29,046 | 30.6% |
| Cowden, IL 62422 | 0.4 mi | Mar 2025 | $20,000 | $7,377 | 36.9% |
| 326 E Christy St Cowden, IL 62422 | 0.4 mi | Sep 2024 | $134,000 | $57,182 | 42.7% |
| 1432 E 225 North Rd Cowden, IL 62422 | 0.5 mi | Apr 2026 | $150,000 | $48,570 | 32.4% |
| 222 S 4th Street Cowden, IL 62422 | 0.5 mi | Jul 2025 | $165,000 | $51,862 | 31.4% |
| 107 S 4TH Cowden, IL 62422 | 0.5 mi | Mar 2025 | $80,000 | $26,375 | 33% |
| 428 E Cedar Cowden, IL 62422 | 0.5 mi | Sep 2024 | $45,000 | $12,840 | 28.5% |
| Cowden, IL 62422 | 0.5 mi | May 2024 | $60,000 | $11,483 | 19.1% |
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.
What the assessment costs
What the property tax runs
Annual tax, before exemptions
$209 / yr
no homestead without a home
Assessed value $2,873 × the 2024 rate of 7.29% for tax code 05002 (Dry Point Township), billed in 2025.
A homestead exemption needs a home on the parcel; once one is built and lived in, the bill drops by the exemption. The rate is the newest the clerk has published; the next levy will move it a little, and a sale can prompt a reassessment. Sources: Shelby County Clerk, Tax Codes and Districts Catalog, 2024 (payable 2025) and the assessor's current file. The bill of record is the treasurer's: Erica Firnhaber, Shelby County Treasurer.
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.
Shelby County Supervisor of Assessments
(217) 774-5579 · Shelby County Courthouse, 301 E Main St, 2nd floor, Shelbyville, IL 62565
the office's page · the Board of Review · PTAB's county sheet
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/Shelby.pdf) and shelbycounty-il.gov, 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 328 Ariel St Cowden, IL 62422 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.