About Kankakee County, IL

Assessment appeal services

SHOCKED AT YOUR PROPERTY TAX BILL?

Dandurand Appraisals can help! Many homeowners in Kankakee County and Will County are receiving tax bills that don't seem to be in line with real values of their homes. With many real estate markets changing rapidly, it pays to find out for sure. Call Dandurand Appraisals for an accurate appraisal of your homes true value so you can adjust your bill.

Most localities determine your property tax burden based on an ad valorem assessment of the property's value. Sometimes, as a property owner, you get an unwanted surprise in the mail telling you your taxes are going up, and sometimes it may seem as though your assessment is too high.

Often, matters like this can be resolved with a phone call. However, if after discussing your assessment with your local taxing authority you still feel as though your property was overvalued, a professional, independent, third-party appraiser is often your best bet in proving your case. That's where we come in.

There are as many different procedures for appealing assessments as there are property taxing districts, so it's important to enlist the help of a professional appraisal firm that's experienced and trained in the ins and outs of your particular jurisdiction.

Please note: It makes sense to do your own research before determining whether to go forward with a property assessment appeal, especially before you make the decision to hire a professional appraiser. However, according to the Uniform Standards of Professional Appraisal Practice (USPAP), we are not allowed to take "shortcuts" -- i.e., your research -- and use it on its face as part of our independent evaluation. When you hire us for an assessment appeal, you're commissioning an independent, third-party professional appraisal report. As such we do our own evaluation, beginning to end. If you're right that your property has been overvalued, an independent report such as ours will be even more persuasive than any other evidence you can marshal on your own. But it depends on our ability to do the work independently.

Sometimes, you will have a hearing on your assessment appeal and will need for the appraiser you've hired to testify on your behalf. Be assured that at Dandurand Appraisals, we are able to professionally and persuasively testify at appeal hearings. Browse our website at www.dandurandappraisals.com to learn more about our qualifications, expertise and services offered.

Foreclosure/REO appraisals

Homes in foreclosure and homes that have reverted to your institution's ownership present special appraisal challenges. At Dandurand Appraisals, we're more than ready and able to help.

For a property in foreclosure, you may need to know the difference between fair market value and "quick disposition" value, to know your potential charge-off liability. At Dandurand Appraisals, we have experience in both providing snapshots of fair market value for our mortgage lending and servicing clients as well as "quick sale" forecasts that understand your timeline.

Owners of property in foreclosure, of course, present special challenges. They may be unwilling to allow an inspection of the property. If they have abandoned the property already, they may have neglected care of the home for some time -- or worse, caused damage. Dandurand Appraisals has the experience and training to deal with the special dynamics of a foreclosure appraisal, and you should not hesitate to rely on us.

For a property that has already reverted to Real Estate Owned, you likewise will be interested in a quick disposition. But you may want to know and compare three values: As-is, as repaired, and "quick sale." These represent the value of the property without any work done to it, with the work required to make the property marketable to full market value commensurate with competing properties in the area, and, somewhere in-between, with minimal investment in repairs -- selling the property quickly, probably as a "fixer-upper." Again, we understand your timeline and the unique circumstances of an REO property, as well as the special information you'll need -- competing listings, market trends, and the like.

Please browse our website at www.dandurandappraisals.com to learn more about our qualifications, expertise and services offered. We are located in Bourbonnais, Illinois which allows for prompt appraisal service throughout the Southern Chicago land area including the following counties of: Kankakee County, Southern Will County, Southern Cook County, Iroquois County, Ford County, Grundy County and others.