Ever wonder why your Lombard property tax bill arrives months after you move in, or why it looks different from the prior owner’s? You are not alone. Understanding how assessments, exemptions, and levies work can save you stress and money. In this guide, you will learn how taxes are calculated in DuPage County, how billing and proration work at closing, what exemptions to file, and how to appeal if your value looks high. Let’s dive in.
Illinois property tax basics
Assessment date and base value
Your property is valued as of January 1 each year. Local assessors estimate market value as of that date. This estimate is the foundation for your tax calculation for that tax year.
Assessed value and equalization
Illinois assesses most property at one-third of market value. That result is then adjusted by an equalization factor to ensure uniformity. After this multiplier, you get your Equalized Assessed Value, or EAV. The EAV is the taxable base that your exemptions and tax rate apply against.
Exemptions reduce your EAV
Eligible exemptions reduce your EAV before taxes are calculated. Common examples include the Homeowner Exemption, Senior exemptions, and exemptions for disabled persons or veterans. Most exemptions require an application and supporting documents.
Levies and tax rates
Each taxing body that serves your home sets a dollar levy in the fall. Your combined tax rate is the sum of those levies divided by the total EAV in the area. Your bill equals your post-exemption EAV times the combined rate.
Who handles what in Lombard
Key local offices
- Township and County Assessors determine assessed values and process many exemptions. Most Lombard parcels are in York Township.
- The DuPage County Board of Review hears formal appeals of assessments after notices are issued.
- The DuPage County Treasurer mails tax bills and handles payments, installment plans, and tax sales.
- The Village of Lombard and local school, park, library, and fire districts set levies that influence your rate.
Note: A small number of Lombard addresses may sit in a different township. Always confirm your parcel’s township using the county property search tool.
What shows up on your bill and when
Tax bills reflect levies set the prior year, so there is a natural lag. The Treasurer controls billing and payment schedules and may offer installments and electronic payment. Due dates and any penalties can change year to year. Always check the current schedule before planning payments.
At closing, taxes are usually prorated between buyer and seller based on the closing date and the most recent bill or an estimate. If you have a mortgage, your lender may escrow taxes and pay the Treasurer when bills are due. Ask your lender how your escrow is set and what the initial deposits cover.
Exemptions Lombard owners use
Homeowner Exemption
Reduces EAV for your primary residence. You apply through the assessor. Typical documents include your deed and ID showing the property address.
Senior exemptions and freezes
Programs for eligible seniors can reduce EAV or freeze assessed value subject to income limits. Filing usually requires proof of age and, for freezes, income documentation.
Disabled persons and disabled veterans
These exemptions can significantly reduce EAV for qualifying owners. Expect to provide disability or military service records, and follow the state or county forms.
Important: Exemptions do not transfer automatically at sale. As a new owner, you must apply if you occupy the home as your primary residence.
Step-by-step after you close in Lombard
- Find your Parcel Identification Number, also called a PIN. It appears on the deed and on county search tools.
- Confirm that taxes were paid or credited at closing by reviewing your closing statement. Follow up with the title company if anything looks unclear.
- Decide whether your lender will escrow taxes. If not, calendar due dates and set reminders.
- Apply for the Homeowner Exemption if you live in the home as your primary residence. Do not assume the prior owner’s exemption remains.
- Create online accounts with the Assessor and Treasurer to receive notices and view bills.
- Verify your mailing address on file with the Treasurer to ensure bills reach you.
When to consider an assessment appeal
Consider an appeal if your assessed value looks out of line with recent comparable sales, if your assessment spikes without a clear reason, or if there are errors in the property record. Start with an informal review by contacting the assessor. Many clerical items can be corrected quickly.
If you still disagree, file a formal complaint with the DuPage County Board of Review during the published window. Evidence can include recent closed comparable sales, an appraisal, photos, and records of condition. If needed, you can appeal further to the Illinois Property Tax Appeal Board and then to the courts. Watch the calendar closely. Deadlines change each year and missing the window limits your options.
What can change your bill
- Changes in levies by your school district or other taxing bodies can increase your bill even if your value stays the same.
- New construction, additions, and permitted improvements usually increase EAV.
- Changes in occupancy or ownership can remove or add exemptions.
- Periodic reassessments can change values across many properties at once.
Quick tools to keep handy
- County property search to look up your PIN, assessed value, assessment history, and taxing districts.
- Assessment notices to confirm how your value was determined and when appeal periods open.
- Treasurer bill stubs and payoff tools for escrow and closing proration.
Buying or selling in Lombard is easier when you know what drives your tax bill. If you want a clear plan for proration, escrow, exemption filing, and timing around your move, reach out. As a long-time DuPage advisor, I guide you through each step and help you stay ahead of deadlines.
Ready to talk through your next move or get a second set of eyes on your timeline and tax plan? Let’s connect with Afrouz Kameli.
FAQs
Will my Lombard property taxes go up right after I buy?
- Not automatically. Your bill reflects prior-year levies and the assessment as of January 1. Changes can come from a new assessed value, removal of the prior owner’s exemption if you do not apply, or levy increases by local districts.
Do exemptions transfer to me at closing?
- No. Most exemptions do not transfer. If you live in the home as your primary residence, you must apply for the Homeowner Exemption and any other programs you qualify for.
How do I find my PIN and tax history in DuPage County?
- Use the county’s property search to look up your Parcel Identification Number, assessment history, and taxing districts. Your PIN also appears on your deed and tax bill.
What should I do if my assessed value looks too high?
- Contact the assessor for an informal review and to correct any errors. If needed, file a formal appeal with the DuPage County Board of Review during the published window and include recent comparable sales or an appraisal.
Who do I contact if I did not receive a tax bill?
- Contact the DuPage County Treasurer to confirm your mailing address, view your bill, and review due dates or payment options.
How do school districts affect my property taxes?
- School districts are major levying authorities. Their annual budgets influence total levies, which in turn affect the combined tax rate applied to your EAV.
