Assessment cap might not be good for all
County officials hear estimate that only 5 percent of homeowners would benefit

By Robert Sanchez Daily Herald Staff Writer
Posted Wednesday, July 28, 2004


DuPage County's wealthiest homeowners would benefit from a proposed assessment cap at the expense of seniors and the owners of lower-priced houses, county officials said.

"It's kind of a Robin Hood thing," County Clerk Gary King said. But, he added, "It's doing exactly the opposite everybody thinks it is."

King's remark Tuesday highlighted an evening where he explained to a panel of county board members why a proposed 7 percent cap on residential property assessments wouldn't benefit a vast majority of DuPage homeowners.

In fact, King estimates that only 5 percent of DuPage's homeowners would see a significant tax break if the county board adopts an assessment cap. "It will be all the big houses," he said.

The ad hoc committee that heard King's presentation is studying the short- and long-term consequences of the proposed assessment cap.

Under state law, the county board has less than six months to make a final decision whether to adopt the cap for three years.

DuPage County's review of the assessment cap comes despite suburban assessors reporting large increases in home values.

Even though the existing state-mandated property tax cap limits the amount many governments can levy, rising assessments often mean higher tax bills, anyway.

Homeowner Patricia Boehm claims the assessed value of her house in Addison Township increased by 26 percent in 2003. As a result, she says, she had to pay roughly 30 percent more in property taxes.

"There's no reason for it," Boehm said of the assessment jump.

Elmhurst resident Jim Curley said he not only supports a 7 percent assessment cap - he wishes the cap could be lower.

"Everybody I talk to wonders how long can we take these increases," he said. "I can't take very many."

But many local assessors point out that while the proposal would cap assessments, it doesn't cap the amount of money that could be raised by a taxing body.

Therefore, the revenue will be the same. It just rearranges who pays for it.

So while a 7 percent cap will benefit people in areas where land values are skyrocketing, officials claim it could mean residents elsewhere will have to make up the difference.

Supporters of the cap say the tax burden would shift more toward businesses and landlords, whose properties wouldn't be protected by the assessment cap.

But, King said, DuPage doesn't have enough businesses to absorb all the cost of giving some homeowners tax breaks. Assessors are predicting a jump in tax rates.

That could mean bigger property tax bills for the owners of lower-priced homes and seniors who have their property assessments frozen.

"It hurts the seniors the most, especially the ones that are under the freeze," King said. "Because their assessment is frozen. Their rate just goes up, and they pay more."

The committee is expected to meet again on Aug. 18 before making its recommendation.