Shelby County parcel 1404-34-00-400-007
Is the assessment on 1597 County Hwy 19 Findlay, IL 62534 fair?
Assessed at $38,302 as residential, Pickaway 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
31.3%
of what it sold for (middle half 31.2–38.6%); the statute says 33.33%
This parcel among them
0 of 5
sold homes within 2 miles are assessed below it
Their assessed values
$73,508
median; $54,010 to $85,774. This parcel: $38,302
Your assessment is lower than most of the 5 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 |
|---|---|---|---|---|---|
| 1570 E 2175 North Rd Findlay, IL | 0.8 mi | Jul 2025 | $108,000 | $61,325 | 56.8% |
| 2083 N 1525 East Rd Findlay, IL 62534 | 0.8 mi | Jul 2025 | $275,000 | $85,774 | 31.2% |
| 1673 E 2125 North Rd Findlay, IL 62534 | 0.8 mi | May 2026 | $140,000 | $54,010 | 38.6% |
| 1765 E 2100 North Rd Findlay, IL 62534 | 1.7 mi | Oct 2025 | $275,000 | $73,508 | 26.7% |
| 1765 E 2100 North Rd Findlay, IL 62534 | 1.7 mi | Aug 2024 | $235,000 | $73,508 | 31.3% |
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
$2,277 / yr
about $190 a month
Owner-occupied, 65+
$1,713 / yr
both homestead exemptions
No exemptions
$2,699 / yr
a rental or second home
Assessed value $38,302 × the 2024 rate of 7.05% for tax code 14002 (Pickaway 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 1597 County Hwy 19 Findlay, IL 62534 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.