Equalization Factors

IMPORTANT: The data appearing on this web pager reflects an estimate of the tentative township equalization factors based upon information available on November 26, 2018.  This information reflects the median level of assessment for each township in 2016 and 2017 as calculated by the Illinois Department of Revenue (IDOR).  It also reports the results from a 2018 Lake County sales ratio study, which produced a median ratio for each township and that was then adjusted in a similar fashion that IDOR would perform. These results below will change once IDOR evaluates the 2018 assessment value reports from Lake County for each township and once the agency has also finalized its own 2018 sales ratio study for each township in Lake County.
 
                     2019 Summary Statistics for Township Equalization  

Township

Adjusted Median
3 Year
Average
Level of
Assessment
2018
Final
Multiplier
 2019
Tentative
Multiplier

2016 2017  2018

 
Antioch 33.63 30.75 29.68 31.35 1.0506 1.0631 
Avon 32.94 31.54 29.73  31.40 1.0631 1.0613
Benton 34.08 31.72 31.17  32.32 1.0630 1.0312
Cuba 33.80 32.69 31.99 32.83 1.0205 1.0153
Ela 33.08
33.17 32.74 33.00 1.0122 1.0101
Fremont 32.61 32.49 31.82 32.31 1.0325 1.0317
Grant 33.43 31.52 30.74  31.90 1.0819 1.0450
Lake Villa 34.05 32.26 30.64 32.32 1.0274 1.0314
Libertyville 33.45 32.37 32.25  32.69 1.0326 1.0196 
Moraine 33.57 33.66 34.29  33.84 1.0058 0.9850 
Newport 32.77 32.40 32.15 32.44 1.0189 1.0274
Shields 33.15 32.94 33.62 33.24 1.0170 1.0028
Vernon 33.32 32.55 32.41 32.76 1.0239 1.0174 
Warren 33.38 32.29 31.22 32.30 1.0295 1.0319
Wauconda 33.15 34.20 29.78 32.38 1.0117 1.0294
Waukegan 32.67 29.63 27.47  29.92 1.1303 1.1139
West Deerfield 33.16 33.96 33.94 33.69 1.0032 0.9894 
Zion 33.40 30.78 28.58 30.92 1.0780 1.0780
     

About Equalization


Equalization is the application of a uniform percentage increase or decrease to assessed values of various areas or classes of property in order to bring assessment levels, on average, to the same percentage of market value. 

In Lake County, on an annual basis the Chief County Assessment Officer determines the level of assessment in each township based upon the sales transactions that have occurred in the three years prior to the assessment date. This year's assessment valuation data is January 1, 2019. In analyzing the sales from the three previous years (2016, 2017, 2018) the CCAO takes the median level of assessment for each of those years, averages those medians, to determine the adjustment in assessments required in a township. Once the assessor has completed their assessment roll for the year, the CCAO analyzes the changes in assessments by class (residential, commercial and industrial) and determines what further adjustments are needed in a township, by applying a township multiplier to all non-farm parcels in the jurisdiction.

The Equalization Process


The equalization process is intended to bring the three year average of the median assessment levels in a township to 33.33% of market value, which is our statutory requirement in Illinois. Once the Lake County Board of Review has finalized its work in a given tax year, the Illinois Department of Revenue then takes on its role in performing equalization that is applicable to the entire county.

Illinois Department of Revenue Publication 136 (PDF)

Sales Ratio Studies

PTAX-215 - Assessment Ratios Adjusted for Changes through 2017