Shelby County parcel 0524-12-00-100-013
Is the assessment on 176 N 1700 East Road Beecher City, IL 62414 fair?
Assessed at $69,933 as residential, 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
32.2%
of what it sold for (middle half 28.8–36.5%); the statute says 33.33%
This parcel among them
13 of 14
sold homes within 2 miles are assessed below it
Their assessed values
$26,911
median; $7,377 to $81,490. This parcel: $69,933
Your assessment is higher than 13 of the 14 homes near you that sold in the last 3 years. The neighbourhood is assessed at 32.2% 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 |
|---|---|---|---|---|---|
| 1695 E 050 North Rd Beecher City, IL 62414 | 1.2 mi | Mar 2026 | $75,000 | $35,393 | 47.2% |
| 169 S State Highway 128 Cowden, IL 62422 | 1.8 mi | Jun 2025 | $326,000 | $81,490 | 25% |
| 423 N 7TH Street Cowden, IL 62422 | 1.8 mi | Nov 2024 | $129,900 | $27,273 | 21% |
| 102 S 5TH Cowden, IL 62422 | 1.8 mi | Oct 2024 | $89,100 | $26,549 | 29.8% |
| 129 N 6TH Cowden, IL 62422 | 1.9 mi | Dec 2025 | $86,000 | $30,217 | 35.1% |
| 428 E Cedar Cowden, IL 62422 | 1.9 mi | Sep 2024 | $45,000 | $12,840 | 28.5% |
| 222 S 4th Street Cowden, IL 62422 | 1.9 mi | Jul 2025 | $165,000 | $51,862 | 31.4% |
| 326 E Christy St Cowden, IL 62422 | 1.9 mi | Sep 2024 | $134,000 | $57,182 | 42.7% |
| Cowden, IL 62422 | 1.9 mi | Mar 2025 | $20,000 | $7,377 | 36.9% |
| 223 N 5TH Cowden, IL 62422 | 1.9 mi | Apr 2026 | $22,000 | $13,568 | 61.7% |
| 107 S 4TH Cowden, IL 62422 | 1.9 mi | Mar 2025 | $80,000 | $26,375 | 33% |
| 325 S 3RD Cowden, IL 62422 | 2.0 mi | Sep 2026 | $35,800 | $12,558 | 35.1% |
| 237 S 3RD Cowden, IL 62422 | 2.0 mi | Aug 2024 | $73,000 | $13,693 | 18.8% |
| 405 E Elm Cowden, IL 62422 | 2.0 mi | May 2025 | $219,000 | $66,199 | 30.2% |
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
Owner-occupied
$3,932 / yr
about $328 a month
Owner-occupied, 65+
$3,440 / yr
both homestead exemptions
No exemptions
$4,302 / yr
a rental or second home
Assessed value $69,933 × the 2024 rate of 6.15% for tax code 05001 (Dry Point Township), billed in 2025.
The owner-occupied figures take the General Homestead ($6,000 off the assessed value) and Senior Citizens ($8,000) exemptions; the senior freeze, veterans’ and home-improvement exemptions are not shown and can lower a bill further. 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 176 N 1700 East Road Beecher City, IL 62414 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.