Cook County Value

772 Bluff City Blvd Elgin, IL 60120

3 bed / 1 bath, 1,194 sqft, built 1903, in Hanover. Assessor market value for 2025: $250,000.

Cook County account 06193130150000

Possibly too high

about $12,000

5 similar homes nearby point to a value about $12,000 lower than yours.

Assessor market value$250,000
Similar homes$238,107
$11,893 gap · bars start at $0

How sure: High · 5 similar homes · public records only

Assessor market value
$250,000
Tax year 2025 · before exemptions; the assessed value on your notice is 10% of it
Living area
1,194 sqft
$209 per sqft
Year built
1903
Average quality

Why we think so

Similar homes' assessments

Moderate

5 of 5 similar homes are assessed lower per square foot. Their similarity-weighted median is $169.75/sqft, but land is valued apart from the home, and some of them have less land value per square foot of home than yours, which counts as $109,490. Counting your land in place of theirs where theirs is less, they support a value of $238,107.

Compare this assessment

Start with the county value and property facts, then review appraisal comps, recent sales, and prior-year changes to decide whether the assessment is worth challenging. The comps on this page are free to review; email sign-in is only used to save a printable report.

For nearby context, browse ZIP 60120 and Hanover assessment pages.

Appeal deadlines

Hanover 2026 appeal dates have not been published yet.

Deadline rule: Set by township: file with the Assessor by your township's last file date, and with the Board of Review while your township is open there. Evidence is reviewed by the Cook County Assessor's Office or, in a separate appeal, by the Cook County Board of Review. Dates checked against the official source.

Assessment snapshot

These public CCAO records highlight what may be worth checking before you file.

  • Assessment changeThe assessor market value stayed about the same, from $250,000 in 2024 to $250,000 in 2025.
  • Assessor market value per square footThe current public record shows about $209 per square foot before any comparable-property adjustments.
  • Nearby comparison areaThis page starts the equity review with public records for the Hanover neighborhood and ZIP 60120.
  • Neighborhood value signalAmong 544 residential records in the same neighborhood, the average assessor market value is about $215 per square foot.
  • Area year-over-year signalNearby residential records with prior-year values stayed about flat on average.

Comparable assessments

Similar public appraisal records selected for this property's equity comparison.

  • 789 Villa St Elgin, IL 60120
    970 sqft | $206/sqft | built 1900 | Similar age (1900 vs 1903); Similar lot size (15,969 vs 15,642 sqft); Same quality (Average)
    $200,000
  • 851 Bent St Elgin, IL 60120
    1,296 sqft | $170/sqft | built 1908 | 8% larger (1,296 vs 1,194 sqft); Similar age (1908 vs 1903); Same quality (Average)
    $220,000
  • 951 Cook Kane Rd Elgin, IL 60120
    1,418 sqft | $205/sqft | built 1910 | Lot 12% larger (17,558 vs 15,642 sqft); Same quality (Average); Same neighborhood
    $290,000
  • 701 E Chicago St Elgin, IL 60120
    1,300 sqft | $154/sqft | built 1910 | 9% larger (1,300 vs 1,194 sqft); Same quality (Average); Same neighborhood
    $200,000
  • 631 Wright Ave 1 Elgin, IL 60120
    1,498 sqft | $154/sqft | built 1901 | Similar age (1901 vs 1903); Same quality (Average); Same neighborhood
    $230,000

Recent comparable sales

No usable comparable sales are available in this data snapshot.

Public appraisal comparison for 2025. Prepared . Appraisal source: Cook County Assessor's Office. Sales data checked in this snapshot: . Matches consider available size, age, location and property characteristics. How comparisons work.

Value history

Up 31.6% in 2025 from 2024.

Assessor market value by tax year, with the change from the previous year listed
Tax yearAssessor market valueChangeChange %
2025$250,000+$60,000+31.6%
2024$190,000$00.0%
2023$190,000$00.0%
2022$190,000+$48,440+34.2%
2021$141,560+$200.0%
2020$141,540——
5-year total+$108,460+76.6%