Property Tax Appeal Help for Madison County Homeowners
Every year, property owners across Southern Illinois open their mailboxes to find a small white postcard with significant implications. That card lists your property tax assessment—and on the back, it mentions you have 30 days to file an appeal. But here's what many homeowners and property investors don't realize: that 30-day deadline only applies to appealing the equalization factor, not the assessed value of your specific property.
If your 2024 property tax notice has you scratching your head or bracing for another unexpected increase, you're not alone and out of options.
The attorney team at Opel Bash is ready to break it down, make it easier, and help you take action before it's too late.
What Exactly Is a Property Tax Appeal?
A property tax appeal is your legal right to challenge the
assessed value of your property if you believe it's inaccurate
or unfair. In Madison County, Illinois—as well as the rest of
Southern Illinois—your local township assessor determines
the value of your property. That valuation directly impacts
your annual property tax bill. If the assessed value seems
too high, you have the right to appeal and potentially reduce
your tax burden.
The key? Understanding the difference between equalization and assessment:
The equalization factor (often called the multiplier) adjusts values to ensure equity across the county or state.
Your assessment is based on your property's features, condition, and market value.
The card you received may make it sound like you only have 30 days to act. However, the timeline and process regarding your personal property assessment are different, and you still have time to challenge it before your 2025 tax bill hits.
Why You Should Consider a Property Tax Appeal in 2025
The reality is that many properties in Madison County may over-assessed. That means thousands of homeowners and property investors could be paying more than their fair share in taxes, often without realizing it.
A successful property tax appeal could result in:
Hundreds or even thousands of dollars in savings over time
A more accurate valuation of your property
Greater financial peace of mind, especially in uncertain markets
Whether you own a single-family home, rental property, or commercial real estate, This is one of the few legal avenues you have to reduce your expenses and it's worth taking a closer look.
What to Do If You Think Your Property Assessment Is Too High
Your first step should be to contact your township tax assessor directly. In some cases, a simple conversation and review of your property's characteristics can lead to a correction without needing to file a formal appeal.
But if that doesn't resolve the issue, or if you prefer to have an experienced advocate on your side, we’re here to help.
At Opel Bash Group, we specialize in helping Southern Illinois property owners understand their assessment, navigate the appeal process, and present a compelling case for a fairer valuation.
We've simplified the process with a short, no-obligation questionnaire you can complete today.
Here's How Our
Property Tax Appeal
Services Work:
Fill out our short online intake form with your property and tax assessment details. It's free to get started and doesn't lock you into anything.
Our team will review the information you submit to determine whether an appeal makes sense and how strong your case may be. We'll look for inconsistencies, comparable properties, and recent market shifts that could work in your favor.
On July 1, 2025, we'll follow up with everyone who submitted a form that we have not yet connected with to confirm continued interest. If you're ready to proceed, we'll send an invoice and begin preparing your appeal forms.
On July 1, 2025, we'll follow up with everyone who submitted a form that we have not yet connected with to confirm continued interest. If you're ready to proceed, we'll send an invoice and begin preparing your appeal forms.
Once payment is received, we'll handle the paperwork and ensure everything is submitted correctly and on time.
Once payment is received, we'll handle the paperwork and ensure everything is submitted correctly and on time.
Deadline Alert
We accept requests for 2025 property tax appeal assistance through June 30, 2025. Submissions after this date will be considered for the 2026 appeal cycle.
Important Notes
Submission does not guarantee a reduction in your assessed value. The township assessor's office reviews every property on a case-by-case basis.
Filling out our form does not create an attorney-client relationship. You're simply giving us the info needed to evaluate whether we can help.
This service is open to property owners in Madison County, IL, and surrounding Southern Illinois townships.
Don't Miss the Window to Appeal
Let's be honest—property tax appeals aren't the easiest thing to DIY, especially if you're unsure what documents are needed, how to find comparable properties, or how to craft a persuasive argument. And missing a key deadline could cost you a full year of savings.
That's why it pays to have a team, like the Edwardsville attorney team at Opel Bash Group, who knows the system—and how to work it in your favor.
If you've been wondering:
"Is my assessment accurate?"
"Can I appeal my property taxes in Madison County?"
"What do I need to submit for a property tax appeal?"
We've got answers and we're ready to help.
Act Now! Let's Review Your Property Tax Appeal Together
Don't wait until your 2025 tax bill arrives. If you suspect your property has been over-assessed,
now is the time to take action.
It's fast. It's free to start. And it could save you money for years to come.
Complete your free property tax appeal consultation form today.
We're proud to serve property owners in Madison County and Southern Illinois. Let's ensure your property tax bill reflects what your property is worth—nothing more, nothing less.