As election season approaches in Barrington and the broader Cook County area, property tax assessment has taken center stage, becoming a heated topic of local debate. With Assessor Fritz Kaegi up for a third term, a recent University of Chicago study by Professor Christopher Berry has spurred discussions on the ongoing issues with the Cook County property tax assessment system.
Improvement Under Kaegi's Tenure
This study, conducted under the purview of the U. of C.'s Mansueto Institute for Urban Innovation, credits Kaegi with notably improving the fairness of property taxes during his tenure. Berry's research suggests that Kaegi's administration managed to undo several issues, such as the historical overvaluation of lower-income homes and undervaluation of more affluent properties, which plagued Cook County in years past.
Berry's Perspective on Taxpayer Concerns
"The important thing is the assessments don’t determine whether tax bills are going up or down on average, just how it’s spread amongst properties," Berry explained, acknowledging taxpayer concerns about rising tax bills despite improved fairness in assessments. Kaegi's office, he notes, brought property valuations "within industry standards" for the first time in years, a significant improvement over his predecessor, Joe Berrios.
Challenges and Decline in Accuracy
However, the picture remains complex. While fairness has improved, the accuracy of assessments relative to sales prices has declined. Berry’s study indicates that residential properties are increasingly under-assessed on average. As homes in Cook County are supposed to be assessed at 10% of their market value, this target has slipped to an average of 8.2% during Kaegi’s administration, down from 8.8% under Berrios.
Political Endorsements and Criticisms
Adding to the complexity, Cook County Democrats have endorsed Lyons Township Assessor Pat Hynes for the March 2026 primary election. Hynes and some party officials have criticized Kaegi’s assessment practices as unpredictable and problematic, particularly pointing to the misclassification of properties and over-assessment in suburban areas. Meanwhile, Kaegi defends his record by emphasizing the reduction of what he calls Berrios' "regressive" assessment policies.
Impacts on Barrington Residents
Here in Barrington and other parts of Cook County, property taxpayers are witnessing the tangible effects of these assessment policies. While the study implies that tax shifting has been greatly reduced, some residents feel the burdens created by increased property tax levies, often set at the municipal or district level. The city of Chicago, for instance, has increased its levy by 19% since 2018.
Varied Influences on Tax Bills
As local residents grapple with these changes, Berry acknowledges the varied influences on tax bills. He notes that elements such as commercial property assessments and tax breaks significantly impact the distribution of the tax burden across communities.
Commercial Property Assessment Scrutiny
Moreover, Kaegi's administration has faced scrutiny regarding commercial property assessments, a point of contention for political adversaries. With commercial properties assessed at 25% of their market value, compared to 10% for residential properties, business groups have shown interest in supporting Kaegi's opponents.
Data Quality and Transparency Efforts
The discussion extends to data quality and transparency concerns. Kaegi's team has been working to refine data accuracy and is advocating for access to federal appraisal data to improve their processes further. Spokesman Christian Belanger recently emphasized, “In general, we think data quality has improved under this administration, even if there’s more to be done.”
As Barrington residents look ahead to the elections, these property tax assessment issues will likely remain high on the agenda. The ongoing debate reflects broader tensions in the county over how best to equitably distribute the tax load amidst fluctuating property values and economic pressures. With the upcoming primary just around the corner, voters in Barrington and across Cook County will have a crucial decision to make regarding who will steer the property tax assessment practices into the next phase.
