Are Boards of Review Scrutinizing Appraisal Evidence More Closely?
In early 2025, the Cook County Assessor’s Office published a sales-ratio study with a striking finding: commercial appeal appraisals came in at a median of just 62% of actual sale prices. The Assessor’s office has used that figure to argue that some appeal appraisals undershoot market value and that unsupported reductions can shift the tax burden onto other property owners, including homeowners.
That argument has added pressure across the appeals process to support valuation conclusions more thoroughly. In our experience, professionals involved in appeals are noticing a shift in how valuation arguments are received.
A Quiet Shift, But a Real One
No formal policy change has been announced. Still, the emphasis is noticeable. Several property tax attorneys and valuation professionals describe the same underlying theme: expectations around evidence have tightened.
Strong legal arguments have always mattered. Increasingly, though, they work best when paired with clear support for valuation methodology, assumptions, and market data. Conclusions without that backing can draw more questions than they used to.
For appeal filers, that matters.
Why Appraisal Support Matters More Than Before
As appraisal evidence comes under closer review, appeal bodies are under pressure to protect the integrity of the tax base. Income assumptions, comparable sales selection, and adjustment logic all tend to get a closer look. Appraisal quality is no longer a secondary consideration, it is central to appeal success.
In short, strong legal arguments now benefit from equally strong valuation support to achieve the outcomes they once did on their own.
What This Means for the 2026 Appeal Cycle
As we move deeper into the 2026 appeal cycle, the practical implications are clear:
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- Appeals built on limited or dated market support may face more questions
- Appeal bodies increasingly expect clear reconciliation between approaches
- Sale-price disconnects tend to draw attention quickly
- Credibility, not just persuasion, increasingly drives results
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If you are already reinforcing your valuation support, you are ahead of the curve. If not, now is a good time to reassess before filings are underway.
How to Strengthen Your Valuation Support Right Now
To stay competitive in this environment, consider:
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- Using sale-supported conclusions wherever possible
- Clearly explaining any deviations from recent transactions
- Tightening income and expense assumptions to market norms
- Ensuring appraisal narratives can withstand close scrutiny
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For broader context on appraisal standards and defensible valuation practices, the Appraisal Institute’s guidance on commercial valuation methodology remains a trusted reference and can support credibility in appeals when cited appropriately.
Appeal bodies are paying closer attention. Is your valuation evidence ready?
If you are preparing for the 2026 appeal cycle and want appraisal evidence that holds up under closer scrutiny, now is the time to act.