Bluff Springs, Cass County, Illinois Property Taxes
- Median Bluff Springs, IL effective property tax rate: 1.95%, significantly higher than the national median of 1.02%, but lower than the Illinois state median of 2.35%.
- Median Bluff Springs, IL home value: $74,025
- Median annual Bluff Springs, IL tax bill: $1,478, $922 lower than the national median property tax bill of $2,400.
How are property taxes in Cass calculated?
Property taxes in Bluff Springs, IL are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding Bluff Springs’ property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Bluff Springs, knowing local tax details benefits homeowners and investors.
Last Updated March 1, 2025
Bluff Springs, Cass County, Illinois Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.95%
Estimate Property Tax Bill
$1,443
$1,340
Ownwell’s Bluff Springs Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Bluff Springs with just two data points.
By entering your property's estimated assessed value, our calculator applies Bluff Springs’ median effective tax rate to accurately estimate your property tax bill. Note that your property's assessed value — determined by your county — reflects any exemptions you may have, ensuring a precise calculation for your property tax obligations.
This insightful tool helps you understand potential tax liabilities and highlights how Ownwell can assist in reducing property taxes in Cass County.
For those interested in more localized information, please scroll down to explore city-level trends!
Property Tax Rates Across Bluff Springs, Cass County, Illinois
Local government entities set tax rates, which can vary widely within a state. Each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate. While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process. Below, you can compare Bluff Springs’ effective property tax rate to other cities in Illinois and the median property tax rates in Illinois and the U.S.
In Bluff Springs, located in Cass County, the property tax rate is notably higher than the national median property tax rate of 1.02%. This is reflective of the broader trend in Illinois, where property tax rates tend to be on the higher side. The median property tax rate in Illinois stands at 1.95%, which is significantly above the national median. This means that homeowners in Bluff Springs and similar areas might face higher property tax bills compared to other parts of the country. Understanding these rates can help property owners make informed decisions about appealing their property taxes or seeking exemptions.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Bluff Springs Tax Rate
1.95%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Cass County Tax Rate
2.27%
Median Effective Illinois Tax Rate
2.35%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Bluff Springs, Cass County, Illinois
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 62622 | 1.39% | 1.48% | 1.95% | 2.25% | 2.29% |
Source: Ownwell
Property Tax Assessment Values Across Bluff Springs, Cass County, Illinois
When examining property taxes in Bluff Springs, IL, understanding the distinction between "market value" and "assessed value" is crucial. The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Cass County appraisal district estimates the market value for tax purposes. The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
In Cass County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of May. Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Bluff Springs.
For example, the median home price in Bluff Springs is $74,025, with tax bills ranging significantly across the county. Zip code 62622 has the highest median home price at $74,025.
Property Tax Assessment Values Across Bluff Springs, Cass County, Illinois
Source: Ownwell
$64,650
$101,231
$137,812
Median Bluff Springs Market Value
$74,025
Median Cass County Market Value
$72,645
Median Illinois Market Value
$194,700
Median United States Market Value
$235,294
Property Tax Assessment Values Across Bluff Springs, Cass County, Illinois
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 62622 | $38,212 | $41,310 | $74,025 | $122,066 | $137,960 |
Source: Ownwell
Property Tax Bills Across Bluff Springs, Cass County, Illinois
In Bluff Springs, located in Cass County, IL, property tax bills are calculated based on the assessed value of a home, which is determined by the local assessor's office. The median home price in the area is $74,025, and property taxes are levied as a percentage of this assessed value. The median property tax bill in Bluff Springs is notably lower than the national median, providing a relatively affordable option for homeowners. However, tax bills can vary significantly, with the 25th percentile at $615 and the 90th percentile reaching $3,164.
Factors influencing these variations include changes in local tax rates and the specific assessment of a property’s value. High tax bills can strain homeowners, making it crucial to ensure assessments are accurate. Ownwell offers valuable services to help homeowners in Bluff Springs potentially reduce their property tax bills. By providing expert property tax appeal services, Ownwell assists homeowners in ensuring their property is fairly assessed, potentially leading to significant savings.
Median Bluff Springs Tax Bill
$1,478
Median Cass County Tax Bill
$1,681
Median Illinois Tax Bill
$4,715
Median United States Tax Bill
$2,400
Property Tax Bills Across Bluff Springs, Cass County, Illinois
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 62622 | $533 | $615 | $1,478 | $2,744 | $3,164 |
Source: Ownwell