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Updated 2025 Tax Year

Madison County
Property Tax Guide

Everything you need to know about property taxes in Madison County, IL. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
1.5% to 2.5% of assessed value (varies by taxing district combination)
1st Due
Jun 1
2nd Due
Sep 1
Exemptions
4+ Available
Section 1

How Property Tax Works

Madison County, Illinois operates under a property tax system that funds essential local services including schools, municipalities, townships, libraries, and various special districts. Property taxes are the primary funding mechanism for these local government services, with tax rates varying significantly by location within the county due to different combinations of taxing districts.

The county uses a market value assessment system where properties are assessed at approximately 33.33% of fair market value for residential properties. For 2025, the tentative multiplier is 1.0793, which will be applied to assessed values to determine the equalized assessed value (EAV). Effective tax rates typically range from 1.5% to 2.5% of assessed value for residential properties, though actual rates depend on your specific location and the taxing districts that serve your property. Commercial properties generally face higher rates of 3.0% to 4.0%, while agricultural lands have lower rates of 1.0% to 1.5%.

Section 2

What Makes Up Your Tax Bill

ComponentTypical Rate RangeDescription
County General0.15% - 0.25%Basic county services and operations
School Districts1.0% - 1.5%Local elementary and high school districts
Municipality0.2% - 0.4%City/village services (if applicable)
Township0.05% - 0.15%Township government services
Library District0.1% - 0.2%Public library services
Park District0.05% - 0.15%Parks and recreation
Fire Protection0.1% - 0.3%Fire and emergency services
Special Districts0.05% - 0.2%Various special service districts

Note: These rates apply to FY 2024-2025 levy year and are based on assessed value. Actual rates vary significantly by location within Madison County depending on which taxing districts serve your property. The county multiplier of 1.0793 for 2025 will be applied to all assessed values to determine final tax bills.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Madison County, property taxes are due in two installments:

First Installment
Jun 1
Delinquent after Dec 10
Second Installment
Sep 1
Delinquent after Apr 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Madison County are triggered when there are changes in property ownership, new construction, or improvements that increase the assessed value of a property during the tax year. These supplemental assessments ensure that property taxes are collected on the full assessed value for the entire tax year, even when changes occur mid-year.

When new construction is completed or significant improvements are made, the County Assessor will determine the additional assessed value and apply the current tax rate to calculate the supplemental tax owed. For example, if you complete a $50,000 home addition mid-year, and it increases your assessed value by $16,667 (at 33.33% assessment ratio), you would owe supplemental taxes on this additional assessed value prorated from the completion date through the end of the tax year. With a total tax rate of 2.0%, this would result in approximately $333 in additional annual taxes, prorated based on when the improvement was completed.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (33.33%): $100,000
  • Less: General Homeowner Exemption: $10,000
  • Net Taxable Assessed Value: $90,000
  • Tax Rate: 2.0%
  • Annual Tax: $1,800
  • Monthly Escrow: $150

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (33.33%): $200,000
  • Less: General Homeowner Exemption: $10,000
  • Less: Senior Citizens Exemption (if applicable): $5,000
  • Net Taxable Assessed Value: $185,000
  • Tax Rate: 2.2%
  • Annual Tax: $4,070
  • Monthly Escrow: $339

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (33.33%): $333,333
  • Less: General Homeowner Exemption: $10,000
  • Net Taxable Assessed Value: $323,333
  • Tax Rate: 2.4%
  • Annual Tax: $7,760
  • Monthly Escrow: $647

Note: All exemptions require application and are not automatic. Tax rates vary by specific taxing districts within Madison County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Madison County require borrowers to establish an escrow account to ensure property taxes are paid on time. Your lender will estimate your annual property tax liability and divide it by 12 to determine your monthly escrow payment, which is added to your mortgage payment. Lenders typically maintain a cushion of 2-3 months of payments in the escrow account to cover any increases in taxes.

Madison County property taxes for 2025 are due on July 23, September 23, October 8, and December 8, with mobile home taxes due August 31, 2025. Your lender will make these payments on your behalf from your escrow account. Each year, your lender must provide an escrow analysis showing the account activity and any adjustments needed for the coming year. If your taxes increase due to reassessment or rate changes, your monthly escrow payment may be adjusted accordingly. You can verify that your taxes have been paid by checking with the Madison County Collector's office or viewing your account online.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Madison County for 2025? A: Real estate taxes for 2025 are due on July 23, September 23, October 8, and December 8. Mobile home taxes are due August 31, 2025.

Q: What tax credits are available and do I need to apply? A: Yes, all tax credits require application. The General Homeowner Exemption provides up to $10,000 reduction in EAV and must be applied for. Senior Citizens (65+) can apply for an additional $5,000 EAV reduction. Veterans and disabled persons may qualify for additional exemptions. Applications must be filed with the County Assessor's office.

Q: How does the Homestead Exemption work? A: Madison County's General Homeowner Exemption reduces your Equalized Assessed Value (EAV) by up to $10,000, not your market value. This exemption must be applied for and is not automatic. You must occupy the property as your principal residence and be liable for the property taxes.

Q: When are properties reassessed? A: Madison County conducts assessments annually, with the County Assessor determining market values each year. Property owners receive assessment notices and have the right to appeal if they believe their assessment is incorrect.

Q: What are the penalties for late payment? A: Late payment penalties and interest charges apply to overdue property taxes. Contact the Madison County Collector's office for specific penalty rates and payment arrangements if you're unable to pay on time.

Q: Can I pay my property taxes online? A: Yes, Madison County typically offers online payment options through their official website. Contact the County Collector's office for current online payment procedures and accepted payment methods.

Q: How do special districts affect my tax rate? A: Your property tax rate depends on all the taxing districts that serve your property, including school districts, municipalities, townships, library districts, park districts, and fire protection districts. This is why tax rates vary throughout Madison County.

Q: What is the Property Tax Extension Limitation Law (PTELL)? A: PTELL limits the annual increase in property tax extensions for most taxing districts, providing some protection against dramatic tax increases even when property values rise significantly.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
Madison County Il Property Taxesnacdashboard.nara.gov
02
County
2025 Madison County Tentative Multiplier Announcedillinois.gov
03
Township Multipliersmadisoncountyil.gov
04
State
Real Estate Tax Frequently Asked Questionsmadisoncountyil.gov
05
Michael Babcock, Treasurermadisoncountyil.gov
06
County
County Treasurer, Tax Sale for Potential Buyerstreasurer.madisoncounty48.us
07
Exemptions & Formsmadisoncountyil.gov
08
Tax Doc
Disability Homestead Property Tax Exemptionmadisoncountyil.gov
09
County
Madison County Il Taxesnacdashboard.nara.gov
10
County
MADISON COUNTY PLANNING & DEVELOPMENT ...co.madison.il.us
All sources verified as of 2025 Tax Year

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