Photo by Lev Dolgachov

By Don DeBat

Nov. 17, 2025 – Chicago and Cook County senior homeowners likely will soon be jumping out of their wheelchairs and doing happy cartwheels thanks to an increased property tax break.

On October 23, the Illinois General Assembly passed legislation that expands property tax relief for senior homeowners in Cook County by raising the income eligibility threshold for the “Low-Income Senior Citizens Assessment Freeze” (or “Senior Freeze”) from the current $65,000 to $75,000 – a boost of 15.38 percent.

The new Senior Freeze income threshold of $75,000 is effective in tax year 2026, which will be reflected on property tax bills issued in 2027. The law change also boosts the threshold to $77,000 in 2028, and $79,000 in 2029.

“This change means that more seniors on limited incomes will benefit from this important exemption, as many have lost their eligibility in recent years due to cost-of-living adjustments to benefit payments,” explained Cook County Assessor Fritz Kaegi (left).

Politically, the change also is a key victory for both Kaegi and Cook County Board President Toni Preckwinkle because it comes only a few weeks before the second installment of the 2024 property tax bills are due to arrive in homeowner mailboxes – and as their reelection campaigns begins.

The income threshold for the Senior Citizen Real Estate Tax Deferral Program will also increase in line with the Senior Freeze changes.

“This legislation ensures that thousands of vulnerable seniors in Cook County won’t be in danger of losing their homes because of unmanageable property tax increases,” Kaegi said. “Toni Preckwinkle and her staff introduced the legislation in Springfield and worked with lawmakers to get it passed.”

Assessor Kaegi said the following supporting organizations and a coalition of advocates for seniors and working families lobbied on the call-to-action to pass the legislation:

• AARP Illinois
• AgeOptions
• Chicago Department of Family & Support Services
• Chinese American Service League
• Coalition for a Better Chinese American Community
• Light Up Lawndale
• National Association of Chicago Hispanic Real Estate Professionals
• Neighborhood Housing Services of Chicago
• Northwest Center
• Spanish Coalition for Housing
• Teresa Fraga (Pilsen resident and community organizer)
• The Resurrection Project
• The Village Chicago
• Veterans Assistance Commission of Cook County

Tax exemptions explained

Most homeowners who occupy their residences are eligible for the “Homeowner Exemption,” which saves an average of about $700 per year. Senior homeowners over the age of 65 are also likely eligible for additional property tax savings via the “Senior Exemption.”

Other exemptions are designated for: Home Improvement, Longtime Homeowners, Persons with Disabilities, Veterans with Disabilities, Returning Veterans, and Religious Institutions.

“Every homeowner should review their exemptions outlined on the second installment of their real estate tax bill because they can reduce their bill by hundreds of dollars if they have the proper exemptions applied,” advised Michael Griffin (right), a Chicago real estate tax appeal attorney.

Assessor Kaegi encourages homeowners to review the bottom left corner of their tax bill to confirm their exemption deductions.

If a homeowner believes they are eligible for an unapplied exemption, they can apply for their missing property tax savings by completing a Certificate of Error (COE). This form provides homeowners with an opportunity to redeem missing exemptions for up to four years, Kaegi said.

Homeowners should submit an online application immediately or make an appointment with the Assessor’s Office to apply for missing exemptions. Accepted photo IDs and documents required to apply are listed on the Assessor’s website.

If the final approval of the Certificate of Error entitles you to a refund, the Cook County Treasurer will send you the refund or an application for a refund.

New legislation increases exemptions and makes more seniors eligible

The property tax bill is determined by four factors: the assessment, the equalization factor or “multiplier,” the tax rate, and the exemptions, according to Griffin.

The Homeowner’s Exemption recently was increased to $10,000 from $7,000, and the Senior Exemption was hiked to $8,000 from $5,000. Those exemption amounts are deducted from the tax bill.

Also, more seniors can qualify for the Senior Freeze because of the recent increase in the maximum annual income to receive the freeze to $75,000, up from $65,000.

Predicting a hefty future property tax increase really centers on two wildcards – the tax rate and the state equalization factor, which can’t be challenged by taxpayers.

The equalization factor (or multiplier) is established each year for Cook County to bring property tax assessments in line with other parts of Illinois. The Illinois Department of Revenue determines the factor.

The main engine that drives up property tax bills is the amount of money spent by local government, including the continued increased spending for schools and police, firefighter, and teacher pensions.

Griffin advises that property owners who think they are over-assessed should appeal now. Contact the Assessor’s Office to find comparable properties or start the appeal process.

Also, taxpayers can file with the Cook County Board of Review and later with the Illinois Property Tax Appeals Board.

For more professional advice and help, contact Michael Griffin, an expert tax assessment lawyer.