Protecting Your Home

At Elliott & Associates, our goal is to make sure you don’t pay more property taxes than necessary.

The government provides services that enhance the value of your home, like police, fire and education.  While you must pay for those services, we don’t believe you should pay more than your fair share.  And, we use the tax appeal process to make sure that you don’t.

We will review your assessment to ensure your home is not being over-assessed.  In Cook County, our proprietary CompFinder software allows us to search for homes comparable to yours from a real-time database of current assessment and sales data and to present our findings in a clear, convincing way.

We will handle your case before the assessing officials on a contingent-fee basis meaning you will not owe us a fee unless we reduce your assessment.

Let our experienced team review your assessment and pursue the lowest taxes possible.


"Elliott & Associates has an impressive level of professionalism and industry knowledge, which was apparent at our first meeting. Elliott & Associates were able to get a reduction greater than we had expected. They have been aggressive given the size and scope of our tax liability. Elliott & Associates kept us apprised of our case throughout the various milestones of our appeal. We selected Elliott & Associates because of their reputation in the marketplace for successful appeals. We feel confident recommending Elliott & Associates to our friends and business associates who have similar tax liability issues."

- Mike Stopka, Homeowner - 04/15/15

"I have been practicing law for 57 years and have over the years referred real estate tax appeal work to a number of law firms. Fortunately over the last 20 years or so I developed a relationship with Elliot & Associates and because of their attention, good results, and communication skills I have referred all of my clients in need of their type of services to them. In fact I have used them myself for my own property. The work of Elliott & Associates is superior to most that I’ve seen in the area and they are always on top of every matter with no slip ups, mistakes, or any other errors. Their communications are well directed, well designed, and very informative which is always a great thing. I will continue to use Elliott & Associates for both my personal work and that of my clients and friends for many years to come with no complaints"

- Martin Cohn, Homeowner/Harrison & Held LLP - 04/15/15

"Elliott & Associates has represented me on real estate taxes for over 15 years and has done an excellent job. Elliott has represented my two businesses in tax savings and end of the year refunds which I never knew were available. One of my businesses is a development company and after we sold numerous homes, we found that our buyers were receiving large tax bills. I immediately recommended that our homeowners hire Elliott & Associates. They all received reductions. Elliott has kept me informed on every step of the appeal process, letting me make the final decision on how far the appeal should be taken. I really value their judgment. I selected Elliott after trying a couple of law firms that I believe did not represent me well. I contacted another businessman whose judgment I trust, and he gave me Elliott & Associates’ number. I have returned the favor by referring numerous friends to Elliott. Elliott & Associates does all of my real estate tax work. I believe they have saved me over one million dollars in tax savings."

- Daniel O'Donnell, Residential Developer/Riviera Country Club - 04/15/15

"The bank has used Elliott & Associates for over five years to appeal the real estate taxes on property [residential, commericial, and industrial] owned by the bank. They have saved us hundreds of thousands of dollars."

- John Timmer, First National Bank of Brookfield - 04/15/15

"From my first contact with Elliott & Associates, I was extremely happy by professionalism and responsiveness of the team. Overall, I worked with four different members of their team at different phases of the appeal process, and had equally satisfying experience with every one of them. I am not the best organized person and tend to procrastinate, and was very appreciative of them reminding me of the deadlines, of missing documentation, and missing signatures. Let me put it this way - I would have not filed any of the appeals if it was not for Elliott’s team pushing me. I am thankful for that. They got me substantial (10%) reduction on my already reasonable personal residential assessment, and I am paying lowest taxes in my subdivision among same-model homes. They also got me just over a 10% reduction on my condominium rental. The third property is in the appeal process. I was not very knowledgeable of the whole of appeal process, but Elliott & Associates helped me understand it better, and they helped me understand the different venues for fighting my real estate taxes. Results are great! I have already recommended them to my friends, and will definitely use Elliott’s help as I continue to acquire additional rental units."

- Residential Property Owner/Investor - 04/15/15

"We use Elliott & Associates for all of our properties in Illinois. Joanne and her team are very knowledgeable and very customer orientated. We have referred them to many of our business associates on both commercial and personal properties. We have been successful in almost all of our attempts to get reductions."

- Berndt Fetzer, Instrumed International, Inc. - 04/15/15

Tax Bill & Tax Savings

Rising Tax Bill - Why does my tax bill continue to rise year after year?

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Tax Bill Payment – Appeal Pending - Elliott & Associates is pursuing an appeal for me. Should I pay my tax bill?

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Tax Bill Impact – Successful Appeal - If you file an appeal and reduce my assessment, will my tax bill be less than last year?

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Tax Bill Higher – Assessment Lowered - You filed an appeal on my property and the assessment was reduced, but my tax bill is higher than last year. Where are the savings?

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Assessment Process - Cook County

Cook County Assessment Process - In Cook County, how does the re-assessment process work?

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Cook County Duration of Process - In Cook County, how long does the tax appeal process take?

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Assessment Process - Collar Counties

Collar Counties Assessment Process - Outside of Cook County - How does the re-assessment process work?

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Collar Counties Duration of Process - Outside of Cook County, how long does the tax appeal process take?

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Appeal Process

PTAB v. Court - When should I appeal to PTAB or Court?

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PTAB Duration - Why do PTAB appeals take so long and what can Elliott & Associates do to speed up the process?

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One-Year Reduction - Why did I obtain a one-year only assessment reduction?

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Senior Freeze v. Senior Citizen Exemption - What is the difference between the senior freeze and the senior citizens exemption?

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