Elburn Property Taxes
This section contains information for Village of Elburn residents in regards to their property tax bills. Most of the data is for the 2021 property tax bills, payable in 2022. Property Taxes can be paid online at the Kane County Treasurer’s Office.
- Sample Tax Bill
- Special Service Areas
- Real Estate Transfer Taxes
- Property Tax Extension Limitation Law
Sample 2021 Property Tax Rates
Below are sample 2021 property tax rates, payable in 2022, for a house in the Blackberry Creek Subdivision.
| Division | Rate |
|---|---|
| Kaneland CUSD 302 | 6.665011 |
| Elburn Fire District | 0.754914 |
| Waubonsee College 516 | 0.470985 |
| Village of Elburn | 0.454823 |
| Kane County | 0.352161 |
| Town and Country Library | 0.333952 |
| Blackberry Township Road District | 0.180170 |
| Kane County Forest Preserve | 0.143516 |
| Blackberry Township | 0.132788 |
| Elburn SSA #2 | 0.095279 |
Individual Tax Rate Information
The total 2021 property tax rate for this sample home was 9.583599. To get your home’s individual tax rate information, see the Kane County Treasurer’s tax website. The breakout is as follows:
| Division | Rate | % of Total Bill |
|---|---|---|
| Kaneland CUSD | 6.665011 | 69.55% |
| Elburn Fire District | 0.754914 | 7.88% |
| Waubonsee | 0.470985 | 4.91% |
| Village of Elburn | 0.454823 | 4.75% |
| Kane County | 0.352161 | 3.67% |
| Town and Country Library | 0.333952 | 3.48% |
| Blackberry Township Road Dist | 0.180170 | 1.88% |
| Kane County Forest Preserve | 0.143516 | 1.50% |
| Blackberry Township | 0.132788 | 1.39% |
| SSA 2 | 0.095279 | 0.99% |
Special Service Area Purpose
There are a few types of Special Service Areas. In Elburn, SSA’s are site-specific property taxes used to maintain stormwater and open space facilities. SSA taxes collected for one area cannot be used in another area or for another purpose that was not authorized when the SSA was established. The SSA property tax is in addition to the overall village property tax and is paid directly through your annual tax bill from the county. The advantage of this SSA system is that a resident or business owner can only be charged for the system facilities that they use.
Other Community Special Service Area Taxes
In other communities, SSA’s are sometimes used to offset development costs fronted by the developer. These development costs may include such things as the construction of roads, stormwater and sanitary sewers, water mains, or site amenities. Other development costs are eligible as well. This other type of SSA results in a much higher property tax bill because the value of the home did not include the real cost of developing the site. The homeowner pays the additional development cost through a property tax bill that is much higher. Often the new home buyer doesn’t realize that the lower home price comes with a much higher property tax bill. The Village of Elburn does not have any of these SSAs. Elburn’s SSA rates are expressed in cents per $100.00 of Equalized Assessed Valuation (EAV). Remember that your EAV is one-third of the assessed value of your property.
Elburn Special Service Areas
View the list of SSA’s in Elburn.
SSA 1 – Prairie Valley / Prairie Highlands
- As part of the 1992 annexation of Prairie Valley and Prairie Highlands Subdivisions, SSA 1 was established to have a maximum tax rate of $0.30 per $100.00 of EAV.
- The rate for the 2021 taxes payable in 2022 is $0.08 per $100.00 of EAV.
SSA 2 – Blackberry Creek Subdivision
- As part of the 2001 approval of the Blackberry Creek Subdivision, SSA 2 was established to have a maximum tax rate of $0.50 per $100.00 of EAV.
- The rate for the 2021 taxes payable in 2022 is $0.11 per $100.00 of EAV.
SSA 3 – Jewel Food Stores / Edgemark Development
- As part of the 2002 annexation of the Jewel / Edgemark property, SSA 3 was established to have a maximum tax rate of $0.40 per $100.00 of EAV.
- The rate for the 2021 taxes payable in 2022 is $0.00 per $100.00 of EAV.
- This is a stand-by SSA, which means that as long as the owner/operator of the site maintains the site, the village does not assess the tax.
SSA 4 – Prairie Valley North Commercial Center
- As part of the 2004 approval of the Prairie Valley North Commercial Center, SSA 4 was established to have a maximum tax rate of $0.75 per $100.00 of EAV.
- The rate for the 2021 taxes payable in 2022 is $0.00 per $100.00 of EAV.
- This is a stand-by SSA, which means that as long as the owner/operator of the site maintains the site, the village does not assess the tax.
SSA 5 – Welch Creek Business Center
- As part of the 2004 annexation of the Welch Creek Business Center, SSA 5 was established to have a maximum tax rate of $0.50 per $100.00 of EAV.
- The rate for the 2021 taxes payable in 2022 is $0.00 per $100.00 of EAV.
- This is a stand-by SSA, which means that as long as the owner/operator of the site maintains the site, the village does not assess the tax.
SSA 6 – Elburn Station
- As part of the 2013 annexation of Elburn Station, SSA 6 was established to have a maximum tax rate of $1.50 per $100.00 of EAV.
- The rate for the 2021 taxes payable in 2022 is $0.57 per $100.00 of EAV.
SSA 7 – South Street Business Park
- As part of a 2018 ordinance, SSA 7 was established to have a maximum tax rate of $0.50 per $100.00 of EAV.
- The rate for the 2021 taxes payable in 2022 is $0.00 per $100.00 of EAV.
- This is a stand-by SSA, which means that as long as the owner/operator of the site maintains the site, the village does not assess the tax.
Elburn Real Estate Transfer Taxes
The Village of Elburn does not currently have a transfer tax on real estate transactions.
What is the PTELL?
Taken directly from the Illinois Department of Revenue:
“The Property Tax Extension Limitation Law (PTELL) is designed to limit increases in property tax extensions (total taxes billed) for non-home rule taxing districts.
Although the law is commonly referred to as “tax caps,” this phrase can be misleading. The PTELL does not “cap” either individual property tax bills or individual property assessments. Instead, the PTELL allows a taxing district to receive a limited inflationary increase in tax extensions on existing property, plus an additional amount for new construction, and voter-approved rate increases.
The limitation slows the growth of property tax revenues to taxing districts when property values and assessments are increasing faster than the inflation rate. As a whole, property owners have some protection from tax bills that increase only because the market value of their property is rising rapidly.
Payments for bonds issued without voter approval are subject to strict limitations.
If a taxing district determines that it needs more money than is allowed under the PTELL, it can ask the voters to approve an increase.”
How Does This Affect Elburn?
The Village of Elburn is one of the communities in northeastern Illinois affected by the Property Tax Extension Limitation Law (PTELL). Elburn’s tax extension (total property tax dollars we receive) is limited to 5%, plus the addition of new property.
Equalized Assessed Valuation
Over the last five years, Elburn’s average Equalized Assessed Valuation (EAV, or 1/3 value of all property in town) has grown by an average of 5.1% each year. This does not include Special Service Areas.
Property Tax Extension
Over the last five years, Elburn’s property tax extension has grown an average of 5% per year. Since Elburn’s tax extension is limited, yet the value of property rises significantly each year, the rate of growth outpaces the town’s ability to capture the additional revenue. In our case, the value of property goes up significantly (mostly due to newer higher-priced homes), but because of all the new growth, each homeowner’s share goes down.
| Year | Rate |
|---|---|
| 2017 | 0.4552 |
| 2018 | 0.4606 |
| 2019 | 0.4502 |
| 2020 | 0.4554 |
| 2021 | 0.4548 |
If Elburn’s Tax Rate Keeps Going Down, Why Are My Property Taxes Higher?
There are a few reasons why your property tax bill could be higher. The two biggest reasons are that the voters approved a referendum to increase property taxes for one of your other taxing districts or your property was reassessed for a higher value.
Additional Information
In recent years, voters have approved School District, Forest Preserve and Campton Township Open Space referendums. In Kane County, you can check each line item to compare the previous year’s tax rate to the current year’s tax rate to see what taxing district changed. If your property has been reassessed, that information is also on your tax bill.