John P. Fitzgerald, Ltd. is a boutique law firm, established in 1987, for the purpose of representing owners and users of commercial, industrial and investment-grade real estate located in Northern Illinois. The firm has an AV rating, which recognizes the achievement of the highest legal and ethical standards in the legal profession.

Businesses and real estate investors turn to us for our expertise in property taxation. We offer a disciplined approach designed to save our clients property tax dollars. Our tax reduction system and our services are the most cost-effective in the industry.

Real estate values are depressed and will continue to be during the foreseeable future. At the same time, local governments are looking to the property tax to solve their budget deficits and to fund their depleted pension funds. Now more than ever, taxpayers need to be aggressive in making sure their tax assessments reflect the true value of their real estate.

We also provide real estate litigation services in the Circuit Court of Cook County, relating to the following areas:
Foreclosures
Mechanics Liens
Condemnation
Workouts
Quite Title Petitions

Sincerely,

John P. Fitzgerald
Attorney at Law

PropertyTax.com focuses on Northern Illinois
Cook County has the most complex property tax code in the United States, with over 1.6 million parcels and property tax revenue exceeding $9.3 billion, we decided to dedicate a substantial portion of this web site to issues affecting Cook County taxation.

Despite their claims, the suburban Chicago counties are not immune to excessive taxation. Property owners in DuPage, Grundy, Kane, Kendall, Lake, LaSalle, McHenry and Will Counties need to be on the lookout for above-market assessments.
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Assessment Case Studies
View a representative sampling of some of the properties recently represented by John P. Fitzgerald, Ltd. in our Case Studies Section.
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Tax Exemptions
Many properties are eligible for an exemption from taxation because of their use and/or the tax status of their owners. If you would like more information, call John P. Fitzgerald, Ltd.

Local Government Links
We maintain a collection of links to over 7,500 state and local government sites. Use these links to obtain property tax information and to file Freedom of Information request.
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Help Wanted
See our Careers Section

Get Our Free Newsletter
John P. Fitzgerald, Ltd. publishes a quarterly newsletter concerning legal, economic and political developments which may tend to affect property tax bills. Visit our Newsletter Section to sign-up.
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Corporate Taxpayers
We respond promptly to RFP's. Please direct it to John P. Fitzgerald

Real Estate Tenants
You may be entitled to a substantial rebate for past property taxes you paid due to refunds your landlord may have obtained. These refunds would be the result of Tax Rate Objections, actions before the Property Tax Appeals Board, or in Circuit Court. Call us for more information.

Condominiums and Townhouses
All those new condominium projects in downtown Chicago and elsewhere, has created a glut, forcing market values downward. Condominium and townhouse boards should be vigorously contesting their property tax assessments.

Corporate Taxpayers
We respond promptly to RFP's. Please direct it to John P. Fitzgerald

Real Estate Tenants
You may be entitled to a substantial rebate for past property taxes you paid due to refunds your landlord may have obtained.

Charitable Organizations
Attention churches and schools. If your organization is a valid 501c (3) and has real estate tax problems, we may be able to help pro bono. Call for more details.

Tax Incentives
Find out if your proposed development may be eligible for one of the numerous tax incentive programs being offered by local governments.
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Cook County Tax Alerts!
Stay current with important Cook County property tax filing deadlines and related announcements. Current alerts include:

ASSESSOR: Tax Year 2010
The last day to file an appeal:
Cicero: 7/1/10
Oak Park: 7/1/10
River Forest: 7/1/10
Riverside: 7/1/10
Rogers Park: 7/8/10
**Norwood Park: 7/12/10
Berwyn: 7/15/10
Palos: 7/22/10
Bremen: 8/8/10
**Barrington: 8/10/10
Calumet: 8/16/10
**Evanston: 8/16/10
Lakeview: 8/17/10
**Niles: 8/27/10
Stickney: 9/14/10
**Maine: 9/20/10
Rich: 9/27/10

BOARD of REVIEW: Tax Year 2010
Closed for filing. Will reopen fall 2010

** Denotes Triennial Reassessment

TREASURER: Property Tax Payments,
2008 2d Installment was due 12/1/09
2009 1st Installment was due 3/2/10
2009 2d Installment will be due 12/10

TREASURER: Tax Sales,
2007 Annual Sale, ended 7/21/09
2009 Scavenger Sale, ended 1/20/10
2008 Annual Sale, begins 9/13/10

Cook County Tax Basics
Get a glimpse at how the Cook County system really works. Learn about how you can ascertain the current assessment on a parcel, get an understanding of certain tax jargon, find out the differences between classifications and even download a form you may need. Here, you can find out about new developments in the area of property tax and will soon be able to view articles relating to the subject.
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Current Cook County Tax News
Hospitals
The Cook County Assessor may be making plans to assess not-for-profit hospitals. Assessor Houlihan has told the Cook County Board that if he were to assess the 50 or so not-for-profit hospitals, he could generate an additional $240 million in tax revenue annually. Look for the county board to consider this matter after the November election.

It remains unclear what Assessor Houlihan proposes for real estate owned by HMOs, which currently enjoy an exemption from taxation.

Tax Reactivation Program
All industrial-commercial property owners in Bloom, Bremen, Calumet, Rich and Thornton townships should know about the possible tax advantages of participating in this program. Intended to stimulate development within a 150 sq miles area, to date, it has failed to achieve any meaningful measure of success.

Tax Incentives
Find out if your proposed development may be eligible for one of Cook County's numerous Tax Incentive programs. Several programs are offered for new or revitalized industrial, commercial and multifamily residential developments.
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Omitted Assessments
The Cook County Assessor has found 3,500 parcels which were improperly assessed as vacant land. The result is that these owners will soon be receiving Back Tax notices. If you receive one of these notices, you do have the right to a hearing where you can contest the proposed assessment. Call us for details.

Assessment Rate Changes
Cook County's 10/25 plan is now law. Beginning in 2009, assessment rates have been changed as follows:
Vacant Land-10%
Residential-10%
Apartments-16% during 2009, 13% during 2010, 10% during 2011,
Non-Profit Use-25%
Commercial-25%
Industrial-25%
Cook County is taking advantage of the confusion caused by the change, and is raising market values dramatically.

2010 Triennial Reassessment
All real estate located in the north and northwest suburbs of Cook County is being reassessed during 2010.

Local Politics
Politics is a featured section on this web site because this is Cook County after all.
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Approved Illinois Appraisers*
Binder Realty Consultants, Inc.
Richard J. Binder, MAI
3040 Finley Road
Downers Grove, Illinois 60515
Telephone: 630-963-1177

Buchaniec & Company, Ltd.
Richard Buchaniec, MAI, CAE
1758 Bittersweet Drive
St. Anne, Illinois 60964
Telephone: 312-719-5851

Byrnes, Houlihan & Walsh, LLC
20 E. Jackson Blvd.
Suite 650
Chicago, Illinois 60604
Phone: 312-880-0260

Fitzgibbons & Associates, Inc
Edward Fitzgibbons
11011 S. Kedzie Ave.
Chicago, Illinois 60655
Telephone: 773-779-5820

LaSalle Appraisal Group
Joseph M. Ryan, MAI
11 S. LaSalle Street
Chicago, Illinois 60603
Telephone: 312-541-1661

Madison Appraisal, LLC
Robert Kruse
29 S. LaSalle St.
Suite 800
Chicago, Illinois 60603
Telephone: 312-276-7107

McNamara & Associates
Brian T. McNamara
9504 S. Hamilton Ave.
Chicago, Illinois 60643
Telephone: 773-238-4685

Midwest Appraisal Company, Inc.
Jack Moody, CIAO
3055 W. 111 th Street
Chicago, Illinois 60655
Telephone: 773-238-7500
Website: www.midwestappraisalinc.com

Real Estate Analysis Corporation
Michael J. Kelly, MAI
205 N. Michigan Avenue
Suite 3916
Chicago, Illinois 60601
Telephone: 312-346-1020
Website: www.reac.com

Regional Real Estate Valuations
P. Charles Hynes, MAI
1002 N. Cleveland Ave.
Park Ridge, Illinois 60068
Telephone: 847-361-3451

SAS, Inc.
Robert W. Schlitz, MAI
10448 S. Western Ave.
Chicago, Illinois 60643
Telephone: 773-233-6044

S. Siegel & Associates, Ltd.
Martin Siegel
2217 Lakeside Drive
Deerfield, Illinois 60015
Telephone: 847-283-0101

Sterling Valuation, LLC
Thomas W. Grogan, MAI
120 W. Madison Street
Chicago, Illinois 60602
Telephone: 312-621-1000

Terrence O'Brien & Co.
Terrence M. O'Brien, MAI
1247 Waukegan Road
Suite 103
Glenview, Illinois 60062
Telephone: 847-729-1310

Zimmerman Real Estate Group, Ltd.
Susan Z. Ulman, MAI
111 W. Washington Blvd.
Suite 750
Chicago, Illinois 60602
Telephone: 312-782-8000

* This list is not exclusive. All licensed appraisers are encouraged to apply to be listed here.

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