Madison County, IL Property Tax Appeals: 30 Days
Researched from official Madison County sources · Updated October 2026
You already have the deadline and the forms. The part you can't look up is whether your own assessment would actually hold up — this checks it against real comparable sales and shows you the dollar gap, in about two minutes.
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Madison County, Illinois homeowners file an assessment complaint with the Madison County Board of Review within 30 days of the publication of the new assessment list for their township. That date differs by township and year, so use the publication date for your own township. Talking to your township assessor first is encouraged, but the county says that does not extend the 30-day filing period.
Rules for the rest of Illinois are in our Illinois property tax appeal guide.
2026 deadline and where to file
Status as of October 10, 2026.
- Complaint deadline: within 30 days of the publication of the new assessment list, set by township. The Board's rules say the filing may be made at its office, by mail postmarked on or before the due date, or by email on or before the due date.
- Proposed increases: if the Board proposes to raise your assessment, you have 14 days from the postmark date of the notice to file a complaint on the increase.
- Extensions: extension requests must be in writing and submitted with the complaint form on or before the statutory deadline.
- Form: a fully completed form is required, including parcel number, address, requested fair market value, signature, phone and address, and a completed property comparison grid with supporting evidence. Incomplete forms may be denied.
- Multiple parcels: a separate complaint form for each parcel unless the Board grants leave to consolidate.
- Where: Madison County Board of Review, County Administration Building, 157 North Main Street, Suite 222, Edwardsville, IL 62025-1964, (618) 692-6210. The county also offers an e-file option for complaints.
- After the decision: 30 days from the date of the written notice to appeal to the Property Tax Appeal Board or to pay under protest and file an objection in court.
Before you read another page of forms and filing rules, find out if there's actually a gap between your assessment and what comparable homes sold for. Two minutes, and you'll know whether the rest of this guide is worth your time.
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How assessments work in Madison County
Illinois counties outside Cook assess through township assessors, and a county Board of Review hears complaints about those assessments. Madison County's Board of Review is a full-time, three-member board appointed by the County Board Chair, and it is the final assessment and equalization authority at the county level. It can confirm, reduce or increase any assessment as appears just, but it has no authority to change the tax bill itself.
The Illinois Property Tax Appeal Board (PTAB) says its jurisdiction is limited to the correct assessment of a property based on equity and the weight of the evidence. It cannot review the amount of a tax bill or the tax rate. The Board of Review wants evidence of a lower value: sales of comparable homes, an appraisal or a sales contract, and photos. The person who files the complaint has the burden of proving the lower value.
Exemptions and their deadlines
- Exemption forms: the Madison County Board of Review lists exemption forms and instructions on its site. The Board hears applications from people assessed on property claimed to be exempt, and its decision is final only for homestead exemptions.
- Deadlines: the Board's rules say applications filed after the statutory deadline can be denied. Ask your township assessor or the Board for the current homestead and senior exemption filing dates.
Exemptions reduce what is taxed. A complaint changes the assessment itself, so check both.
How to appeal, step by step
- Find your assessment and your township. Look up your parcel on the county assessment site and note the township. The township sets your deadline.
- Talk to your township assessor. The county encourages this, but the 30-day clock keeps running while you talk.
- Pull comparables. Get property record cards for similar homes with lower assessments, or recent sales close to your home, and photos of your home and the comparables.
- File the complaint with the Board of Review. File at the Board of Review office, by mail postmarked by the due date, by email by the due date, or through the e-file option. Request a specific fair market value and complete the comparison grid.
- Attend or waive the hearing. Evidence should be submitted with your complaint. If you file a hearing waiver, the Board decides on the evidence you submitted without a hearing.
- If you disagree with the Board of Review, the PTAB petition is due within 30 days of the postmark date of the Board of Review's written decision. Faxed or e-mailed PTAB appeals are not accepted.
What property taxes cost in Madison County
The U.S. Census Bureau's American Community Survey (2020-2024 five-year estimates) puts the median real estate tax paid by Madison County homeowners at $3,319 a year, against a median home value of $173,000. That is an effective rate of about 1.92% of home value (median tax divided by median value). It is a countywide figure: your own rate depends on your city, school district and special districts, so read the rate on your actual bill. About 81,716 homes in the county are owner-occupied. Source: Census Reporter, tables B25103 and B25077.
Check your value before you file
Start with the free Grove Hopper over-assessment check: enter your address and we compare your assessment to the data and tell you whether an appeal looks worth your time. If it does, we prepare your appeal documents. You review, sign and file them yourself with the Madison County Board of Review. We do not file for you or represent you, and we are not attorneys, accountants or a tax firm.
Contacts
- Madison County Board of Review: County Administration Building, 157 North Main Street, Suite 222, Edwardsville, IL 62025-1964 · (618) 692-6210 · open Monday to Friday, 8:30 a.m. to 4:30 p.m.
- Illinois Property Tax Appeal Board: ptab.illinois.gov
Madison County appeal FAQs
What is the deadline to appeal my property taxes in Madison County, Illinois?
A complaint to the Board of Review is due within 30 days of the publication of the new assessment list for your township. The date varies by township. If the Board proposes to increase your assessment, you have 14 days from the postmark date of that notice.
Does talking to my township assessor extend the Madison County deadline?
No. The Board of Review says the time for filing a complaint is not extended while you discuss the assessment with the township assessor.
How do I file a Madison County assessment complaint?
At the Board of Review office in Edwardsville, by mail postmarked by the due date, by email by the due date, or through the county's e-file option. Use the Board's form and complete the comparison grid.
What if I disagree with the Board of Review decision?
You have 30 days after the date of the written notice to appeal to the Illinois Property Tax Appeal Board, or to pay under protest and file an objection in court.
Can the Board of Review lower my tax bill directly?
No. The Board determines the correct assessment of a parcel. It does not have authority to change the property tax bill itself.
Does Grove Hopper file my Madison County complaint?
No. Grove Hopper is a research tool. We check your property against the data and prepare your appeal documents. You review, sign and submit the complaint to the Madison County Board of Review yourself. We are not attorneys, accountants or a tax firm.
You already have the deadline and the forms. The part you can't look up is whether your own assessment would actually hold up — this checks it against real comparable sales and shows you the dollar gap, in about two minutes.
Free · no account · we never sell your address
This guide is researched from public sources and updated periodically; deadlines and procedures can change — always confirm with the county before filing. Grove Hopper is a research tool, not a law firm or tax advisor.