Cook County Property Taxes Soar Twice as Fast as Inflation, Study Finds

Treasurer Maria Pappas calls for urgent tax reform as homeowners struggle to keep up with rising costs.

Mar. 31, 2026 at 2:07am

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A vibrant, abstract illustration featuring overlapping triangles and rectangles in shades of blue, red, and yellow, conceptually representing the escalating property tax burden in Cook County.As property taxes in Cook County continue to outpace inflation, local leaders face growing pressure to enact meaningful tax reform.Chicago Today

A new study by Cook County Treasurer Maria Pappas reveals that property taxes in the county have grown at twice the rate of inflation over the past 30 years, far outpacing wage growth and forcing homeowners to pay an ever-greater share of their earnings to local governments. The report calls on state lawmakers to enact significant tax reform and find ways for local taxing agencies to cut spending.

Why it matters

The rapid rise in property taxes has put a significant financial strain on both homeowners and businesses in Cook County, with many residents struggling to afford to stay in their homes. The issue has become a major concern for local elected officials, who are under pressure to provide relief to taxpayers.

The details

According to the Pappas study, property taxes in Cook County grew by 182% to $19.2 billion over the past 30 years, while inflation rose by less than 91% and average wages grew by 161%. The report notes that a state law designed to limit tax increases has been undermined by government leaders exploiting loopholes, particularly in the use of tax increment financing (TIF) districts. Taxes in TIF districts grew more than 1,000%, exceeding $1.8 billion in 2024. School district taxes also grew 189%, far outpacing inflation.

  • The Pappas study was released on March 30, 2026.
  • Over the past 30 years, from the mid-1990s to the mid-2020s, property taxes in Cook County grew by 182%.

The players

Maria Pappas

The Cook County Treasurer who commissioned the study on the rapid rise of property taxes in the county.

Illinois Department of Revenue

The state agency that is working on a comprehensive property tax report, as mentioned in the Pappas study.

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What they’re saying

“The annual increases in taxes are relentless, taking more and more money out of peoples' pockets. I see it every day in my office, with people wondering how they are going to pay their tax bills or even whether they can stay in their homes.”

— Maria Pappas, Cook County Treasurer

“Illinois in 2025 had the dubious distinction of having the highest residential property tax rate in the nation. Chicago also has the highest commercial rate in the U.S. It's time for the governor, state lawmakers and local government leaders to come up with a reform plan that works for taxpayers — rather than produce another report that gets put on a shelf to gather cobwebs.”

— Maria Pappas, Cook County Treasurer

What’s next

The Illinois Department of Revenue is working on a comprehensive property tax report, which could provide additional insights and recommendations for reform. State lawmakers will need to address the issue of property tax increases, particularly the use of loopholes that have allowed taxes to rise faster than inflation.

The takeaway

The rapid rise in property taxes in Cook County has put a significant financial burden on both homeowners and businesses, highlighting the need for comprehensive tax reform at the state level. With Illinois having the highest residential and commercial property tax rates in the nation, policymakers must act quickly to provide relief to taxpayers and find ways to rein in spending by local governments and taxing districts.