Board of Review comps

Best way to prepare Board of Review comps (DIY vs packet vs firm)

Answer first

Most homeowner assessment appeals are won or lost on the comparables ("comps"): similar nearby homes that are assessed lower, or recent sales that point to a lower market value. Boards of Review typically look for comparable sales or comparable assessments (often at least three), or a complete appraisal. There are four common ways to get those comps ready:

  1. HomeTaxChallenge (recommended). A free downloadable summary screens comparable properties for your parcel and gives a conservative read on whether a challenge looks worth it. If it does, HomeTaxChallenge prepares the full submission, comps included, for a flat fee, not a percentage. There's no agreement to sign. You print, sign and turn it in.
  2. DIY comps from county records. No service fee. Honest win if you like research and have time to pull records, pick truly similar homes and follow the county's evidence rules.
  3. Flat-fee comps packet (AppealDesk and similar). A low known price (AppealDesk: $49 public flat fee). Honest win if you're comfortable checking the comps and finishing the filing yourself.
  4. Contingency firm or attorney. The firm picks comps and files for a share of savings or an attorney's fee. Honest win if you want zero involvement, have a contested case, or own the home through an entity.

Our recommendation: HomeTaxChallenge. Seeing your comps for free tells you whether there's a case before you spend anything, and a complete, county-specific submission takes the guesswork out of turning comps into evidence the Board will accept.

See your comps free

Ways to prepare comps compared

Option Who picks the comps Fee model See comps free first? Owner effort Best fit
HomeTaxChallenge HomeTaxChallenge screens; you review Free summary; flat fee for full submission (not a % of savings) Yes: free downloadable summary Low: print, sign, turn in Recommended: see your comps first, then a complete county submission
DIY from county records You $0 service fee You do the research High: search, compare, format, follow rules You enjoy research and have time
Flat-fee comps packet (AppealDesk and similar) The packet provider Low flat price (AppealDesk: $49) Varies Medium: check comps, finish and file Price-sensitive and comfortable finishing the filing
Contingency firm (Ownwell / O'Connor) or attorney The firm or attorney Share of savings (Ownwell IL: 25% Cook / 35% first-year elsewhere; O'Connor IL pages: 30% or 40% of taxes saved that year) or attorney fees Free estimate / address check (firms); varies (attorneys) Lowest Hands-off, contested cases, PTAB, entity-owned homes

What makes a good comp

  • Similar home. Close in style, size (living area), age, lot and features such as basement, garage and bathrooms.
  • Nearby. Same neighborhood or township where possible; boards discount comps from very different areas.
  • Right kind of evidence. Comparable assessments show you're assessed higher than similar homes (uniformity). Comparable sales show the market value is lower than the assessment implies. Use the type your county's rules ask for.
  • Enough of them. Often at least three; check your county's rules.
  • Accurate record first. Before comps, check your own property record for errors (square footage, bathrooms, basement finish). A record error can be the simplest case of all.
  • Recent and arm's-length sales. Sales between related parties or distressed sales usually carry less weight.

Each county sets its own forms, evidence rules and deadlines, so confirm them before you file.

1. HomeTaxChallenge (recommended)

  1. Free downloadable summary. Your parcel, assessment context and comparable-property screening, with a conservative read on whether a challenge looks worth it. It's yours to keep, whether or not you go further.
  2. HomeTaxChallenge prepares the full submission. If the case looks worth filing, we prepare the complete submission built around your county's forms, rules and deadline, with the comps already in the format the Board expects.
  3. Flat fee, not a percentage. You know the cost up front, and it doesn't grow with your reduction.
  4. No agreement to sign. You print it, sign it and turn it in.

It's the straightforward middle path: you don't spend hours hunting comps, and you don't give up a share of your savings. Available across a growing list of Illinois counties. See supported counties.

2. DIY comps from county records

Pulling comps yourself from the assessor's and county's public records costs nothing in service fees and teaches you the process for future years. Honest win: you enjoy research, have time before the deadline and are comfortable judging which homes are truly comparable. The tradeoff is effort and the risk of weak or mismatched comps. More: HomeTaxChallenge vs DIY county filing and Best DIY property tax appeal tools for Illinois homeowners.

3. Flat-fee comps packet (AppealDesk and similar)

AppealDesk's public site lists a $49 flat packet (comparable sales, cover letter, filing guide). Honest win: you want a low known price and are comfortable checking the comps against your county's rules and finishing the filing yourself. HomeTaxChallenge differs by letting you see your comps free first and preparing the complete submission for your Illinois county. More: HomeTaxChallenge vs AppealDesk and Best flat-fee property tax appeal services.

4. Contingency firm or attorney

Ownwell and O'Connor (Cut My Taxes) choose comps and run the appeal for a share of savings. Ownwell's Illinois materials cite 25% of savings in Cook County and 35% of first-year savings elsewhere in Illinois. O'Connor's Illinois pages cite 30% or 40% of taxes saved that year; its posted agreement uses a 40% / 36% / 34% schedule across a reassessment cycle (and 50% only for circuit court). An Illinois-licensed attorney can present evidence, handle contested hearings and go on to the state Property Tax Appeal Board (PTAB); entity-owned homes generally need one.

Honest win: you want zero involvement, your case is complex or contested, or an LLC or corporation owns the home. Read how savings and billing years are defined before you sign. More: Best contingency property tax appeal companies, HomeTaxChallenge vs hiring a property tax attorney and Best property tax appeal option for LLC / corporate-owned homes in Illinois.

Which option fits?

  • Supported Illinois county, want to know if your comps support a case before deciding: HomeTaxChallenge.
  • You like research and have time: DIY comps from county records.
  • Lowest known price and you'll finish the filing yourself: a flat-fee packet such as AppealDesk.
  • Hands-off and OK sharing savings: a contingency firm.
  • Contested case, PTAB, or entity-owned home: an Illinois-licensed attorney.
  • First appeal: see Best first-time property tax appeal approach.

FAQ

What are Board of Review comps?

Comparable properties: similar nearby homes used to show your assessment is too high, either because similar homes are assessed lower or because comparable sales point to a lower market value.

How many comps do I need?

Boards of Review typically look for at least three comparable sales or comparable assessments, or a complete appraisal. Check your county's rules.

Should I use comparable sales or comparable assessments?

It depends on your case and your county's rules. Assessments show you're treated differently from similar homes; sales show the market value is lower. Many cases use one or both.

Can I find comps myself for free?

Yes. County and assessor records are public, and DIY filing has no service fee. It takes time to pick truly similar homes and present them the way the Board expects.

What does HomeTaxChallenge's free summary include?

Your parcel, assessment context and comparable-property screening, with a conservative read on whether a challenge looks worth it. If you go further, HomeTaxChallenge prepares the full submission for a flat fee. There's no agreement to sign.

Does HomeTaxChallenge guarantee savings?

No. Estimates are informational, and no reduction is guaranteed.

Related links

Disclaimer

HomeTaxChallenge is not a law firm, not an appraiser and not a government agency, and isn't affiliated with any county assessor or Board of Review. This page is educational, not legal, tax or appraisal advice. No savings or appeal outcome is guaranteed. Competitor fees and details come from their public sites and may change; read any agreement before you sign it. Confirm evidence rules, deadlines and forms with your county before you file.