Shelby County parcel 2205-34-17-302-009
Is the assessment on 103 E N 2ND Findlay, IL 62534 fair?
Assessed at $25,664 as residential, Todds 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
29.6%
of what it sold for (middle half 22.7–39.5%); the statute says 33.33%
This parcel among them
14 of 42
sold homes within half a mile are assessed below it
Their assessed values
$36,446
median; $9,164 to $87,425. This parcel: $25,664
Your assessment sits in the middle of the 42 homes near you that sold in the last 3 years. That is what a fair assessment usually looks like; the question is only 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 |
|---|---|---|---|---|---|
| 100 E N 3RD Findlay, IL 62534 | next door | Oct 2024 | $210,000 | $44,085 | 21% |
| 102 E N 2ND Findlay, IL 62534 | next door | Dec 2024 | $280,900 | $63,140 | 22.5% |
| 104 E N 2ND Findlay, IL 62534 | next door | Aug 2026 | $258,000 | $66,373 | 25.7% |
| 106 E N 2ND Findlay, IL 62534 | next door | Aug 2024 | $279,900 | $66,373 | 23.7% |
| 105 E N 1ST Findlay, IL 62534 | next door | Jun 2025 | $110,000 | $32,675 | 29.7% |
| 209 E N 2ND Findlay, IL 62534 | next door | Feb 2024 | $144,000 | $34,030 | 23.6% |
| 108 W N 2ND Findlay, IL 62534 | next door | Aug 2026 | $80,000 | $39,547 | 49.4% |
| 103 W N 1ST Findlay, IL 62534 | next door | Apr 2026 | $117,000 | $30,629 | 26.2% |
| 303 N Dazey Findlay, IL 62534 | next door | Dec 2025 | $297,000 | $87,425 | 29.4% |
| 108 W N 2ND Findlay, IL 62534 | next door | Mar 2025 | $100,000 | $39,547 | 39.5% |
| 100 E N 1ST Findlay, IL 62534 | 0.1 mi | Jul 2025 | $60,000 | $34,972 | 58.3% |
| 303 E N 1ST Findlay, IL 62534 | 0.2 mi | May 2025 | $175,000 | $47,423 | 27.1% |
| 204 W N 1ST Findlay, IL 62534 | 0.2 mi | Apr 2025 | $94,000 | $31,755 | 33.8% |
| 301 N Park Findlay, IL 62534 | 0.2 mi | Sep 2024 | $178,500 | $40,444 | 22.7% |
| 302 N Bates Findlay, IL 62534 | 0.2 mi | Jun 2026 | $77,500 | $41,202 | 53.2% |
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
$1,737 / yr
about $145 a month
Owner-occupied, 65+
$1,030 / yr
both homestead exemptions
No exemptions
$2,267 / yr
a rental or second home
Assessed value $25,664 × the 2024 rate of 8.83% for tax code 22002 (Todds 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 103 E N 2ND Findlay, IL 62534 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.