By Rick Pearson | Chicago Tribune
Property taxes imposed by government bodies within Cook County’s borders have grown at twice the rate of inflation over the past three decades, outpacing wage growth and driving an affordability crisis, a study by Cook County Treasurer Maria Pappas’ office has found.
Pappas’ report, released Monday morning, condemns political leaders — many of them Democrats like herself — for exploiting loopholes in a state law designed to limit real estate tax increases. It calls on Democratic Gov. JB Pritzker and the Democratic-led General Assembly to enact significant reforms and find ways for local taxing agencies to cut spending.
“Illinois in 2025 had the dubious distinction of having the highest residential property tax rate in the nation. Chicago has the highest commercial rate in the U.S.,” Pappas said in a statement accompanying the study. “It’s time for the governor, state lawmakers and local government leaders to come up with a reform plan that works for taxpayers.”
Pappas’ report, titled “How State Laws Failed to Stop Decades of Skyrocketing Property Taxes: A Case for Reform,” arrives as the Illinois Department of Revenue is completing its own study of the state’s property tax system, due at the end of July. But Pappas said in her report that it was time for politicians to act “rather than produce another report that gets put on a shelf to gather cobwebs.”
Her study also comes in an election year when high property taxes are sure to be a major campaign issue in Pritzker’s race for a third term versus Republican Darren Bailey, as well as other statewide and scores of state legislative races. But large-scale remedies, such as finding alternative sources of revenue like a general tax increase to offset property tax cuts, are less likely when lawmakers and Pritzker are seeking reelection — though political pressures are lessened after the November general election in a lame-duck session.
Pappas’ study found that taxing bodies within Cook County levied $19.2 billion in property taxes in 2024, up nearly 182% from the $6.8 billion in real estate taxes imposed in 1995. During that time, inflation rose by 91% and average wages increased by 161%, the report said.
“The annual increases in taxes are relentless, taking more and more money out of people’s pockets,” said Pappas, who has been treasurer since 1998 and who is seeking reelection in November while declaring her interest in a Chicago mayoral bid in 2027. “I see it every day in my office, with people wondering how they are going to pay their tax bills or even whether they can stay in their homes.”
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