Property Taxes, SSAs, and Exemptions in Kendall and Kane County

Q: When can I appeal my assessment in Kendall County?

Appeals have to be filed with the county Board of Review within the window that opens after assessments are published, and the deadline is strict. Check the Kendall County Supervisor of Assessments for the current dates.

Q: Is an HOA special assessment the same as an SSA?

No. An SSA is a municipal tax that appears on your county property tax bill. An HOA special assessment is a private charge from your homeowners or condo association and never appears on your tax bill.

Illinois bills property taxes a year in arrears: the bill you pay this year covers last year. That one fact explains why your closing statement uses an estimated tax credit, and why a new-construction home’s first bill is rarely the bill you will keep paying.

Your bill starts with an assessment. The township assessor values the home, the county Supervisor of Assessments reviews it, and outside Cook County Illinois assesses most homes at 33.33% of market value, per Kendall County’s assessments office, under the Property Tax Code (35 ILCS 200). Local taxing bodies then set their levies, and the county turns the assessment and the rates into your bill.

Some homes in newer subdivisions in Yorkville and Montgomery also carry a Special Service Area (SSA) line, a separate tax that repays the bonds used to build the subdivision’s roads and utilities. It is not the same as a homeowners association special assessment, which never appears on your tax bill.

Two things are in your control: filing the exemptions you qualify for, and appealing your assessment within the county’s window if it looks high. The guides below cover each step for owners and buyers in Chicago’s Western Suburbs.

SSAs and New Construction Taxes

SSA Taxes on New Construction in Yorkville and Montgomery: what a Special Service Area pays for, the backup SSA trap, and how to check before an offer.
New Construction Property Taxes: why the first bill is low, the year two or three catch-up, and the four-year improvement exemption.

Lowering Your Bill

Homestead Exemption: the exemptions Kendall and Kane owners have to file for, and what buyers miss after closing.
Property Tax Appeal in Kendall and Kane County: the appeal window, the evidence rules, and the mistakes that sink an appeal.

Taxes at Closing and Association Charges

Property Tax Proration at Closing: how the estimated tax credit on your closing statement is calculated.
HOA special assessments: one-time association charges on townhomes and condos, and the disclosure that reveals them.

Common Questions About Property Taxes and SSAs

How do I find out if a home has an SSA?

Ask for written confirmation of any active or dormant SSA, call the municipality’s finance department, and have your attorney check the title commitment. Our SSA guide lists the steps.

Why did my new-construction tax bill jump?

Your first bill was likely based on the land or a partly built home. Once the assessor picks up the finished house, usually a year or two later, the bill rises to match. See new construction property taxes.

When can I appeal my assessment in Kendall County?

Appeals have to be filed within the county’s window after assessments are published, and the deadline is strict. Our property tax appeal guide explains the window and the evidence the board expects.

Is an HOA special assessment the same as an SSA?

No. An SSA is a municipal tax on your county property tax bill. An HOA special assessment is a private charge from your homeowners or condo association and never appears on your tax bill.

Weighing a new-construction home with an SSA, or wondering whether your assessment is worth appealing? Kealan O’Neil can walk you through the numbers for your address. Call or text Kealan at 630-425-8815.