Chicago Houses and Two-to-Six-Flats Sold in 2025 Were Valued at 81 Percent of Their Sale Prices. Those Resold Within Two Years, at 60 Percent.

An assessment is the Assessor’s valuation of a property. For houses and small apartment buildings the county sets it at 10 percent of estimated market value, so ten times the assessed value is the market value the office’s figure implies. This page takes each recorded sale of a house or two-to-six-flat in Chicago in 2025, 14,748 in all, and divides that implied value by the price the buyer paid. The value used is the one mailed for tax year 2025, before any appeal. At 100 percent the two match. The median is 81 percent. About three in four sales were valued below the price paid, the middle half ran from 64 to 101 percent, and 11 percent were valued at less than half the price.

Second reading and correction, September 30, 2026: this page was first computed on July 27, 2026, from 11,854 sales. The county has recorded more 2025 sales since, and the citywide median is unchanged at 81 percent. Three statements in the first version were wrong. It called its sales houses but counted every residential parcel of six units or fewer other than condominiums, which took in 379 sales of other kinds of property, 210 of them mixed-use buildings. This version counts houses and two-to-six-flats only. On those the Near North Side’s median is 93.2 percent on 90 sales, where the first version printed 99.4 percent and said the two numbers nearly matched, and Hyde Park, printed at 97.5 percent on 52 sales, has 49 and no longer gets a figure. The first version said West Englewood files the fewest appeals per house in the city; three areas file fewer. And it gave Englewood’s median house price in 2019 as about $25,000; the recorded median is $32,341.

Valuation as a share of sale price, by community area

Every community area’s figure, in text

Median valuation as a share of sale price, 2025 sales, areas with 50 or more: Near North Side 93.2% (90 sales); Kenwood 90.7% (51 sales); Grand Boulevard 88.7% (76 sales); Bridgeport 88.1% (205 sales); North Park 88.0% (82 sales); Lincoln Park 87.3% (339 sales); Beverly 86.5% (193 sales); Humboldt Park 86.4% (338 sales); West Garfield Park 86.3% (119 sales); South Lawndale 86.0% (170 sales); Forest Glen 85.6% (184 sales); West Town 85.6% (461 sales); Lower West Side 85.4% (113 sales); Norwood Park 84.9% (346 sales); Near West Side 84.8% (117 sales); Clearing 84.4% (188 sales); Portage Park 84.2% (451 sales); Lake View 84.0% (282 sales); Uptown 83.6% (70 sales); East Garfield Park 83.5% (117 sales); Irving Park 83.1% (307 sales); Montclare 83.0% (82 sales); Woodlawn 83.0% (136 sales); Jefferson Park 82.8% (219 sales); Mount Greenwood 82.4% (199 sales); Garfield Ridge 82.3% (283 sales); Albany Park 82.1% (176 sales); Edison Park 82.0% (112 sales); South Shore 81.5% (277 sales); North Center 81.4% (235 sales); West Ridge 81.3% (243 sales); Austin 81.3% (584 sales); Morgan Park 81.1% (238 sales); Lincoln Square 81.0% (151 sales); Belmont Cragin 80.4% (290 sales); Rogers Park 80.2% (85 sales); South Chicago 80.1% (268 sales); Dunning 80.0% (356 sales); Avondale 79.7% (206 sales); North Lawndale 79.5% (245 sales); Logan Square 79.5% (421 sales); Hermosa 78.9% (85 sales); Brighton Park 78.2% (156 sales); Edgewater 77.5% (94 sales); Washington Heights 76.0% (309 sales); West Elsdon 75.8% (91 sales); Ashburn 75.8% (316 sales); Avalon Park 74.8% (124 sales); West Lawn 74.4% (152 sales); Greater Grand Crossing 74.3% (312 sales); Chatham 73.9% (281 sales); Roseland 73.9% (540 sales); McKinley Park 73.3% (111 sales); West Pullman 71.8% (392 sales); Gage Park 70.4% (109 sales); New City 70.0% (238 sales); Chicago Lawn 69.9% (304 sales); Calumet Heights 67.3% (168 sales); East Side 66.8% (120 sales); Auburn Gresham 65.7% (482 sales); South Deering 65.3% (143 sales); Pullman 64.0% (69 sales); Englewood 63.9% (260 sales); Hegewisch 59.9% (94 sales); West Englewood 56.6% (347 sales).

Fewer than 50 sales, no figure: Archer Heights (43), Armour Square (35), Burnside (30), Douglas (28), Fuller Park (20), Hyde Park (49), Near South Side (42), Oakland (12), O’Hare (33), Riverdale (15), Washington Park (39).

• Near North Side90 sales93.2%
• Kenwood51 sales90.7%
• Grand Boulevard76 sales88.7%
• Bridgeport205 sales88.1%
• North Park82 sales88.0%

• South Deering143 sales65.3%
• Pullman69 sales64.0%
• Englewood260 sales63.9%
• Hegewisch94 sales59.9%
• West Englewood347 sales56.6%

The two building types sit close together citywide: 80 percent for houses, on 10,369 sales, and 81 percent for two-to-six-flats, on 4,379. In West Englewood the median home sold for 1.8 times the value the Assessor’s figure implied.

Homes resold within two years were valued at 60 percent of their prices

Of the 14,748 sales, 2,236 were of a home that had another recorded sale in the two years before. Those homes were valued at 60 percent of their sale prices at the median, and 35 percent of them at less than half. The other 12,512 sales were valued at 83 percent. The difference is largest on the South Side. In West Englewood the 78 resales were valued at 31 percent of their prices and the other 269 sales at 63 percent. In Englewood the figures are 39 and 74 percent, and in Roseland 43 and 85.

Why would a resold home sit so far below its price? The prices give part of the answer. At the median, a resold home had sold for $152,000 the first time and $340,000 the second, 308 days apart, and 95 percent sold for more the second time. In West Englewood the two medians are $75,000 and $266,500. Our reading: many of these homes were renovated between the two sales, and the value on file describes the home as the Assessor last recorded it. The sales file records no renovations, so that is an inference. Our analysis of buyer names on the deeds counts those resales and who made them.

• Calumet Heights49 of 168 sales were resales67%85%
• Washington Heights83 of 309 sales were resales76%91%
• West Pullman93 of 392 sales were resales72%87%
• East Garfield Park24 of 117 sales were resales84%96%
• Roseland137 of 540 sales were resales74%85%
• Englewood50 of 260 sales were resales64%74%
• Chatham61 of 281 sales were resales74%84%
• South Deering24 of 143 sales were resales65%75%

An area figure, then, blends two kinds of sale, and the blend differs by area. With resales set aside, Calumet Heights moves from 67 to 85 percent and Washington Heights from 76 to 91. The lowest figures that remain are Hegewisch at 60 percent, West Englewood at 63, the East Side at 68 and Pullman at 70. Hegewisch barely moves because few of its sales were resales: 7 of 94.

Why the median sits below 100 percent

Why is the median below 100 percent at all, even at 83 percent with resales set aside? The record supports one reason, which is timing. Chicago was last reassessed for tax year 2024, and the values mailed for tax year 2025 largely carry that measurement forward, while the sales here ran through the end of 2025. The citywide median house price was $284,900 in 2023 and $320,000 in 2025. A price paid late in 2025 is being compared with a value set for an earlier market.

The first version of this page went further and tied the area differences to how fast prices had risen. With every sale counted, that pattern is there: in the ten areas with the lowest figures the median house price rose 84 percent from 2019 to 2025, against 33 percent in the ten with the highest. With resales set aside the two groups are 71 and 49 percent. Resales were 20 percent of the sales in the ten lowest areas and 12 percent in the ten highest. Our reading: most of what looked like valuations falling behind fast-rising areas was the resold homes, which are more common in those areas and sell further above their valuations there.

Our appeal map counted assessment appeals per 100 houses in every community area for the same tax year. Three of the four areas that filed the fewest, Hegewisch, West Englewood and the East Side, are the three valued furthest below their sale prices once resales are set aside. West Englewood filed 4.5 appeals per 100 houses and won 56 percent of them, the highest win rate of any area that analysis could measure. Does a low valuation explain a low appeal rate? Our reading is that it may, since an owner whose home is valued well below what it would sell for has less to gain from an appeal. The records show the pattern across areas and nothing about any owner’s reasons.

What a below-market valuation means at the next reassessment

Within a taxing district, tax shares are relative. A property’s share of the levy follows its equalized assessed value, after exemptions, against everyone else’s. A house valued at half its sale price starts from a smaller share than a same-priced house valued at its full price. Chicago’s next citywide reassessment is scheduled for tax year 2027, and a reassessment remeasures values against recent sales. What that does to any one bill cannot be computed from these records, because levies, exemptions, the equalization factor, appeals and every other property’s new value change at the same time. This page makes no bill prediction.

If you are checking your own valuation against the market

The Assessor’s parcel record is public. The office’s property search returns a parcel’s recorded characteristics and its estimated market value by address or parcel number, which is the figure this page compares with sale prices. What a home sold for is a separate record, the county’s recorded sales, which our analysis of recorded sale prices reads for every community area. Set side by side, the two give one home’s version of the ratio computed here. For a home that has not changed hands lately, the nearer comparison is the figure with resales set aside: 83 percent citywide.

The Assessor’s appeals page, as read on September 30, 2026, gives the office’s own rule of thumb: when the characteristics on the notice are correct and the estimated market value is within 10 percent of what the owner thinks the home is worth, an appeal is unlikely to change the assessed value enough to significantly affect the bill. The same page says the Assessor does not set levies, rates or bills. When an appeal can be filed is set by the office’s assessment calendar, township by township, and where it differs from this page the calendar controls. What happened to the house parcels that did appeal is in our two-stage appeal analysis.

These records cannot say whether any one valuation is wrong. A home valued below its likely price was the common case in the 2025 files, about three in four sales. The area figures are medians, and one parcel can sit well above or below its area’s figure.

What this measurement does not show

The gap measured is the one a 2025 buyer saw between price and valuation. It does not grade the Assessor’s accuracy as of the earlier date the office was valuing for. Homes that sell are not a sample of all homes, and the resale figures above show how much the mix of sales can move an area’s median. A sale counts as a resale here when the same parcel has an earlier sale in the county file, which starts in 2018 on this page and keeps only sales that pass the Assessor’s screens, so a resale whose first sale was screened out is counted with the other sales. The county is still adding sales dated 2025 to its file, and these figures get another reading in January 2027.

• Sales Cook County Assessor, Parcel Sales (wvhk-k5uv), as updated September 15, 2026: calendar-2025 sales in Chicago’s eight townships of single-family houses (classes 202 to 210, 234, 278 and 295) and two-to-six-flats (class 211) that pass the Assessor’s arms-length screens and cover a single parcel, 14,749 sales on 14,109 parcels. A parcel sold twice in 2025 counts twice; 640 rows are such second sales. Each sale is placed in a community area by its parcel’s coordinates.
• Values Cook County Assessor, Assessed Values (uzyt-m557), tax year 2025, the mailed value, which is the Assessor’s figure before any appeal. All but one of the sales matched a mailed value. None of the 11,089 mailed values read in July had changed by this reading.
• The ratio Ten times the mailed assessed value, divided by the sale price, following the county’s 10 percent assessment level for this class of property. An area’s figure is the median across its sales and is shown only with 50 or more. The same minimum applies to the figures for resales and for other sales.
• Resales A 2025 sale counts as a resale within two years when the same parcel has an earlier sale in the same file no more than 730 days before it.
• The two readings The reading of July 27, 2026 counted 11,854 sales, 379 of them in other classes. On houses and flats alone it was 80.6 percent on 11,475 sales; this reading is 80.7 percent on 14,748. The largest change in any area’s figure between the two was 4.8 points, in West Garfield Park, from 81.5 to 86.3 percent. Kenwood reached 50 sales and is newly shown.
• Appeals and prices Appeals per 100 houses and win rates are from our appeal map, for tax year 2025. House price medians for 2019 and 2025 are from our analysis of recorded sale prices, on the same reading of the sales file.

Computed by KCM Desk from Cook County Assessor sales and valuation files read September 30, 2026. First published July 27, 2026; recomputed and rewritten September 30, 2026. Human-guided and edited — about this desk. If you spot an error, corrections come first.

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• Cook County Property Taxes, by the Numbers
• Nearly Half of Lincoln Park’s Houses Appealed Their Property Tax Assessments. On the Southeast Side, About One in 24 Did.
• What a Chicago Home Actually Sold For: 245,849 Deeds Since 2018, All 77 Community Areas
• Who Is Buying Chicago? The Buyer’s Name on 245,849 Deeds: Companies Bought 13 Percent of Homes and 46 Percent of Those Resold Within Two Years
• Most Chicago House Appeals Filed Without a Lawyer Won. Most Filed With One Did Not.
• 93% of Chicago House Parcels the Assessor Turned Down Appeared at the Board of Review Too. More Than 4 in 10 Won There.