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Past Due Property Taxes in Illinois

 

Home Savers Community Group is a family owned and operated company that helps property owners with their past due property tax issues. We offer affordable property tax loans with payment plans designed to meet your budget.

 

Credit issues? No problem!! Our property tax loans are quick and easy to get, and most importantly, save you money. We can provide you a property tax loan to solve your property tax problem in just a few days.

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What Happens If I Don't Pay Property Taxes in Illinois?

If you don't pay your Illinois real property taxes, you might lose your home.

 

In Illinois, if you fall behind in paying your real property taxes, the county collector can start a lawsuit in court to get a judgment and order of sale. At the sale, the purchaser basically buys the unpaid tax lien that exists on the home. If you then don’t pay off the tax debt, the purchaser can eventually get legal title to your home. You will be notified before this happens and you’ll also be allowed a set period of time after the sale in which to pay off the debt, so that you can keep your home.

How Tax Sales in Illinois Work

When you don’t pay your property taxes in Illinois, the county collector can apply to the circuit court for a judgment against the property for the taxes and costs, and for an order of sale. However, the purchaser at the sale doesn't buy the title to the home. Instead, he or she gets a certificate of purchase, which represents a lien on the property. If you don’t “redeem” the home after the sale within the allotted time period (described below), the purchaser can petition the Illinois circuit court for a tax deed (title) to your home.

Notice of the Judgment and Sale

At least 15 days before applying to the court for a judgment and order of sale, the county collector must mail you a notice about the application. (35 Ill. Comp. Stat. Ann. § 200/21-135).

 

The collector must also publish notice of the application in a newspaper before applying for the judgment. (35 Ill. Comp. Stat. Ann. §§ 200/21-110, 200/21-115).

Your Right to Stop the Tax Sale By Getting Caught Up

At any time on or before the business day immediately before the sale, you can pay the taxes and costs due, which will stop the sale. If you live in a county with 3,000,000 or more residents, you’ll have to pay the taxes, special assessments, interest, and costs due. (35 Ill. Comp. Stat. Ann. § 200/21-165).

Sale

If you don't get caught up on what you owe, the court will issue a judgment and then the county collector will hold a sale to sell the delinquent tax debt. (35 Ill. Comp. Stat. Ann. §§ 200/21-190, 200/21-260). The person or entity that is the winning bidder at the sale will receive a certificate of purchase. (35 Ill. Comp. Stat. Ann. §§ 200/21-250, 200/21-260).

Your Right to Redeem the Home After the Sale

After an Illinois tax sale, you get a set period of time to pay off the taxes (as well as other amounts) and keep your home. This is called “redeeming” the property. ​

 

Under Illinois law, you typically get two and a half years to redeem the home, though the redemption period may be different depending on your particular circumstances. (35 Ill. Comp. Stat. Ann. § 200/21-350).

What Happens If You Don’t Redeem the Home

If you don’t redeem your Illinois home during your allotted redemption period, the purchaser can get a deed (title) to the property.

To do this, the purchaser must file a petition with the circuit court. (35 Ill. Comp. Stat. Ann. § 200/22-30). The circuit court will then enter a judgment ordering a tax deed in favor of the purchaser so long as he or she has complied with all legal requirements for obtaining a deed, such as:

  • preparing a notice of sale, which includes information about your right to redeem, within four months and 15 days after the sale for the county clerk to mail to you. (35 Ill. Comp. Stat. Ann. § 200/22-5), and

  • serving you a notice containing the redemption period expiration date (and publishing the notice in a newspaper) at least three months, but not more than six months, before the expiration date. (35 Ill. Comp. Stat. Ann. §§ 200/22-10, 200/22-15).

Where to Find Illinois’ Property Tax Laws

If you want to look up Illinois’ property tax sale statutes, the citations are: 35 Ill. Comp. Stat. Ann. §§ 200/21-5 through 200/21-445 and 200/22-5 through 200/22-95. To find the Illinois Compiled Statutes, go to the Illinois General Assembly’s website.

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WHAT OUR OTHER CUSTOMERS SAY

I have nothing but excellent things to say about Home Savers Community Group. I was behind on my property taxes due to me being ill and out of work. Now that I'm back on track the horrible tax collector refused to work with me and put my home up for auction sale. I contacted Home Savers and they helped me save my home and pay my property taxes current. Tiffany was the lady that helped me every step of the way. THANK YOU SO MUCH!

Nihar B.

The level of service at HOME SAVERS is fantastic. I was over a year behind on my mortgage payment. I lost my job and was unable to make my payment. I tried multiple times to work with my lender and I got nowhere. Home Savers saved my home and got me a payment I can afford to make." PLUS they paid my taxes current!!

Larry G.

Home Savers Community Group saved my childhood home from tax auction. My county tax collector had mis calculated my tax payments for years and at the last minute said it was my fault. When I refused to pay because I could not afford it they sold my taxes to a third party in a tax sale. I went everywhere looking for help and all everybody wanted to do was kick me out my house. Home Savers offered another option to help me stay in my home. For that I am forever grateful.

Barbara H.
Saint Louis, MO

In this day and age, it’s hard to find a company you can trust. Home Savers was recommended to me by a friend, and now I know why – the quality of service I received was outstanding. Keep up the good work!

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El Paso, TX

I called several companies in search for assistance in paying my taxes. I couldn't refinance because my credit was horrible. This company was great and returned my calls all the time. I appreciate the compassion Monica had for me and my family.

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San Diego, CA

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