Madison County property tax appeal 2027: deadline, forms and how to file
To appeal a Madison County assessment, file with the Madison County Board of Review by mail, by email or in person; in Illinois the deadline is 30 days after the township assessment list is published (Cook County uses township filing windows). Confirm the exact date on your notice or with the assessor; we add each county's 2027 date here when it is published.
Each county publishes its assessment list or changes in a local newspaper, township by township, on or before December 31 (35 ILCS 200/12-10). Dates vary by county.
Data as of 20 Oct 2026 · Madison County Board of ReviewCheck your own assessment
Free. We compare the value on your notice with recent sales of similar homes nearby and tell you whether an appeal is worth filing. Have your assessment notice and tax bill handy.
By checking an address you agree to the Terms and Privacy Policy. We keep an address only if you add it to a dashboard; we never sell it.
How to file in Madison County
- Step 1
File the appeal
Use the method your notice lists, by the deadline on the notice.
- Step 2 · before the hearing
Prepare and submit your evidence
Overvaluation must be shown by a preponderance of the evidence; a uniformity (equity) claim needs clear and convincing evidence. The strongest evidence is a recent arm’s-length purchase of your home, or an appraisal as of January 1. Otherwise use at least three comparable sales, or for equity at least three similar nearby homes with their assessments and property record cards, in a grid. Bring a photo of your home and its property record card.
- Step 3
Meet, then hear
An informal review with Township assessor or Supervisor of Assessments comes first; if you decline the offer, the Madison County Board of Review hears the case. Most reductions happen at the first step.
Before you file: how to read your notice · evidence that works · informal vs formal hearing · when not to appeal
Forms
| Form | Number | Use | Format |
|---|---|---|---|
| Residential Appeal Form w/Guidelines (2026) | — | Residential assessment complaint to the Madison County Board of Review (includes oral-hearing waiver question) | Fillable PDF |
| Farm Appeal Form w/Guidelines (2026) | — | Farm assessment complaint to the Madison County Board of Review | Fillable PDF |
| Commercial/Industrial Hearing Waiver | — | Waiver of oral hearing for commercial or industrial complaints | |
| Residential Appeal (Property Tax Appeal Board) | PTAB-1A | Only after the Board of Review decides: the state appeal, due 30 days after the board’s written notice. Can also be filed online through PTAB eFile. | Fillable PDF |
Appeal levels
| Level | Who hears it | Deadline | Cost |
|---|---|---|---|
| Informal review | Township assessor or Supervisor of Assessments | Before the Board of Review deadline | Free |
| Board of Review | Madison County Board of Review | 30 days after the assessment list is published | Free |
| Property Tax Appeal Board | Illinois Property Tax Appeal Board (state) | 30 days after the Board of Review’s written decision | No filing fee |
| Court | Circuit court (administrative review), or a tax objection in Madison County circuit court | 35 days after the PTAB decision; tax objections follow the tax-bill penalty date | Court costs |
What evidence the board accepts
Overvaluation must be shown by a preponderance of the evidence; a uniformity (equity) claim needs clear and convincing evidence. The strongest evidence is a recent arm’s-length purchase of your home, or an appraisal as of January 1. Otherwise use at least three comparable sales, or for equity at least three similar nearby homes with their assessments and property record cards, in a grid. Bring a photo of your home and its property record card.
Madison County questions
When is the Madison County appeal deadline for 2027?
No 2027 date is published yet. The board’s rule: BOR rules (Section 2.1) and county form: complaints must be filed within 30 days of the publication of the township's new assessment list, in person, by mail postmarked on or before the due date, or by email on or before the due date. Deadlines differ by township; the county's BOR page links a '2026 Publications' page of township publication dates. If the Board proposes an increase, the taxpayer has 14 days from the postmark of the notice to file a complaint on the increase.
How do I appeal my assessment in Madison County?
File the Residential Appeal Form w/Guidelines (2026) with the Madison County Board of Review, 157 N. Main St., Suite 222, Edwardsville, IL 62025. Mailed complaints count as filed on the postmark date.
Should I talk to the assessor first?
Yes. The township assessor or the Madison County Supervisor of Assessments can fix record errors informally. Still file with the Madison County Board of Review by the deadline: a board complaint is required before any state appeal.
What evidence works best?
A recent arm’s-length purchase of your home or an appraisal as of January 1. Otherwise, at least three comparable sales, or three similar nearby homes with lower assessments, with property record cards and photos.
How do I contact the Madison County Chief County Assessment Office?
Mail: Madison County Board of Review, 157 N. Main St., Suite 222, Edwardsville, IL 62025. Phone: 618-692-6210. Hours and walk-in details: madisoncountyil.gov.
What if the Board of Review says no?
Appeal to the Illinois Property Tax Appeal Board within 30 days of the board’s written decision. There is no fee, and you can file online through PTAB eFile. A lowered value on an owner-occupied home carries over for the rest of the assessment period.
Check whether yours is over-assessed
Nearby counties
St. Clair County · Bond County · Clinton County · Jersey County · Macoupin County · Montgomery County · Monroe County
- Madison County - Board of Review
- Madison County - BOR Appeal Forms and Instructions
- Madison County - BOR Rules 2026 (PDF)
- Madison County - 2026 Residential Appeal Form (PDF)
- Madison County - homepage
- Illinois State Board of Elections - County Officers directory (Supervisor of Assessments entries)
- 35 ILCS 200/16-55 — Board of Review complaints
- 35 ILCS 200/12-10 — Publication of assessments
- 35 ILCS 200/16-160 — Appeal to the Property Tax Appeal Board
- Illinois DOR — Assessment Appeals
- Property Tax Appeal Board — Filing your appeal
- Property Tax Appeal Board — FAQ
- needs_verification: assessingOfficeUrl: linked from the county homepage but the page and the 2026 township publication-dates page returned an automated-bot challenge, so their contents (publication dates, quad townships, CCAO contact) could not be read
- U.S. Census Bureau, county population estimates (2024) and county gazetteer (2024).