The house located at 2442 Prescott Drive, Montgomery, has a property tax bill of nearly $72,000.
The house located at 2442 Prescott Drive, Montgomery, has a property tax bill of nearly $72,000.
Property owners in Montgomery paid nearly 2 percent of the value of their homes in taxes last year. That’s more than 2 times the national average, according to an LGIS analysis of real estate sales data in Kane County from Jan 1. to June 30.[1]
Local Government Information Service (LGIS) publishes the Kane County Reporter.
Montgomery, population 18,688, recorded a median sale price of $176,500, based on data from the 74 properties sold during the first half of 2018. In 2017, homeowners paid a median property tax bill of $4,486, according county tax data from the Kane County Assessment Office.
That’s 2.5% percent of the community’s median home value. In the U.S., the average effective property tax rate is 1.19 percent.
Put another way: a $176,500 home in Illinois, where the effective rate is 0.89 percent, would have a property tax bill of about $1,571, or nearly $2,900 less per year.
The analysis, including 27 Kane County communities with more than 5 sales since January, shows homeowners in Maple Park, West Dundee, unincorporated Tanner Woods, Algonquin and Sugar Grove pay the highest property taxes in the county, each clocking in with effective rates higher than 3 percent.
Pingree Grove, Sleepy Hollow, Gilberts, Prestbury, Elburn all have rates higher than 2.75 percent.
South Elgin, Hampshire, Elgin, Geneva, Burlington, East Dundee, Montgomery, North Aurora and Carpentersville are higher than 2.5 percent, about average in Illinois but 1.5 times the national average.
Illinois homeowners pay the second-highest property taxes in the country with an effective median rate of 2.32 percent, just behind those in New Jersey's (2.28 percent).
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Kane County communities paying the highest effective property tax rates
The following table ranks Kane County communities by their median effective property tax rate, calculated using sales and property tax data from 2018.
| City | Jan - June 2018 Sales | Jan - June 2018 Median Price | Median tax | Effective Tax Rate |
| Maple Park | 11 | $165,000 | $5,660 | 3.43% |
| West Dundee | 71 | $220,000 | $7,188 | 3.27% |
| Tanner Woods | 6 | $315,000 | $9,948 | 3.16% |
| Algonquin | 67 | $229,000 | $6,985 | 3.05% |
| Sugar Grove | 102 | $255,500 | $7,745 | 3.03% |
| Pingree Grove | 89 | $210,000 | $6,224 | 2.96% |
| Sleepy Hollow | 29 | $265,000 | $7,779 | 2.94% |
| Gilberts | 66 | $228,500 | $6,645 | 2.91% |
| Prestbury | 25 | $266,500 | $7,459 | 2.80% |
| Elburn | 69 | $275,000 | $7,617 | 2.77% |
| South Elgin | 137 | $228,000 | $6,031 | 2.65% |
| Hampshire | 72 | $247,500 | $6,423 | 2.60% |
| Elgin | 605 | $188,000 | $4,862 | 2.59% |
| Geneva | 256 | $334,000 | $8,599 | 2.57% |
| Burlington | 7 | $204,000 | $5,210 | 2.55% |
| East Dundee | 53 | $172,000 | $4,379 | 2.55% |
| Montgomery | 74 | $176,500 | $4,486 | 2.54% |
| North Aurora | 150 | $259,950 | $6,572 | 2.53% |
| Carpentersville | 306 | $159,000 | $3,997 | 2.51% |
| Big Rock | 17 | $226,000 | $5,621 | 2.49% |
| Wayne | 9 | $690,000 | $17,024 | 2.47% |
| Batavia | 228 | $299,500 | $7,300 | 2.44% |
| St. Charles | 274 | $284,950 | $6,748 | 2.37% |
| Campton Hills | 114 | $407,500 | $9,569 | 2.35% |
| Lily Lake | 15 | $386,000 | $9,024 | 2.34% |
| Aurora | 703 | $154,900 | $3,471 | 2.24% |
| Huntley | 79 | $242,000 | $4,797 | 1.98% |
Kane County communities with the highest median home price
The following table ranks Kane County cities by their median sale price, which is calculated using prices of properties sold during the first six months of 2018.
| City | Jan - June 2017 Sales | Jan - June 2017 Median Price | Jan - June 2018 Sales | Jan - June 2018 Median Price | Change |
| Lily Lake | 11 | $231,900 | 15 | $386,000 | 66.45% |
| Wayne | 8 | $445,500 | 9 | $690,000 | 54.88% |
| Algonquin | 87 | $190,050 | 67 | $229,000 | 20.49% |
| Pingree Grove | 92 | $182,000 | 89 | $210,000 | 15.38% |
| Hampshire | 67 | $216,000 | 72 | $247,500 | 14.58% |
| Elburn | 62 | $243,250 | 69 | $275,000 | 13.05% |
| North Aurora | 127 | $235,000 | 150 | $259,950 | 10.62% |
| Elgin | 655 | $170,000 | 605 | $188,000 | 10.59% |
| Batavia | 254 | $276,500 | 228 | $299,500 | 8.32% |
| Huntley | 98 | $223,500 | 79 | $242,000 | 8.28% |
| Aurora | 697 | $144,900 | 703 | $154,900 | 6.90% |
| Carpentersville | 274 | $149,000 | 306 | $159,000 | 6.71% |
| Gilberts | 73 | $215,000 | 66 | $228,500 | 6.28% |
| East Dundee | 38 | $162,700 | 53 | $172,000 | 5.72% |
| Campton Hills | 98 | $389,500 | 114 | $407,500 | 4.62% |
| Prestbury | 20 | $259,000 | 25 | $266,500 | 2.90% |
| St. Charles | 266 | $277,450 | 274 | $284,950 | 2.70% |
| Montgomery | 78 | $175,500 | 74 | $176,500 | 0.57% |
| Geneva | 271 | $335,000 | 256 | $334,000 | -0.30% |
| South Elgin | 152 | $230,000 | 137 | $228,000 | -0.87% |
| Sleepy Hollow | 26 | $270,250 | 29 | $265,000 | -1.94% |
| Sugar Grove | 94 | $266,000 | 102 | $255,500 | -3.95% |
| West Dundee | 58 | $236,250 | 71 | $220,000 | -6.88% |
| Maple Park | 9 | $181,250 | 11 | $165,000 | -8.97% |
| Tanner Woods | 7 | $356,500 | 6 | $315,000 | -11.64% |
| Big Rock | 8 | $264,500 | 17 | $226,000 | -14.56% |
| Burlington | 1 | $241,000 | 7 | $204,000 | -15.35% |
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