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Franklin County · Benton, ILBenton, IL property taxes. Values fell. Did your assessment?
In January 2026, the typical home in Benton was worth about $113,000, 17.1% below the March 2023 peak of $136,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
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What Benton home values did
Benton values peaked in March 2023 and were 17.1% lower by January 2026. In the year to January 2026, they rose 0.4%. That's stronger than Franklin County as a whole (-4.4%).
Since January, values have risen 5.4% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $133,000 | +4.7% |
| January 2022 | $127,000 | -4.5% |
| January 2023 | $134,000 | +5.6% |
| January 2024 | $121,000 | -9.6% |
| January 2025 | $112,000 | -7.0% |
| January 2026 | $113,000 | +0.4% |
| August 2026 (latest) | $119,000 | +5.4% since January |
Peak since 2021: $136,000 in March 2023. January 2026 was 17.1% below it.
What to check on your notice
The typical Benton home gained 0.4% in the year to January 2026. A notice that rose far more than that, or a value above what similar homes nearby actually sold for, is the usual starting point for an appeal.
How Benton compares nearby
Among 8 Franklin County places, Benton has the 5th largest drop from its peak and the 3rd highest typical value. Statewide, its 1-year change ranks 114th of 888 Illinois places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| West Frankfort | $96,000 | -7.0% | -22.2% |
| Benton | $113,000 | +0.4% | -17.1% |
| Thompsonville | $157,000 | +0.3% | -7.7% |
| Royalton | $65,000 | -1.6% | -32.2% |
| Sesser | $107,000 | +2.7% | -6.3% |
| Ewing | $156,000 | +1.2% | -11.4% |
| Christopher | $65,000 | -19.0% | -41.1% |
| Zeigler | $45,000 | -14.2% | -26.6% |
Deadline and where to file
Benton values are set by the local township or county assessor. File a complaint with your county Board of Review within 30 calendar days after your assessment list is published (usually in a local newspaper). The date varies by township and county. In Cook County, each township gets its own filing window, set each year, and the dates are printed on your notice and posted on the Assessor and Board of Review sites. If you lose at the Board of Review, you have 30 days after its written decision to appeal to the state Property Tax Appeal Board.
Reading this in fall 2026? In October 2026, Cook County townships on the 2026 calendar are still open for appeals now (for example Hyde Park through Oct 8, Leyden Oct 14, Worth Oct 15, Wheeling Oct 22, Proviso Oct 27, Lake Oct 29, Palatine Nov 4, Orland Nov 6 and Jefferson Nov 12, at the Assessor stage), and several others have not opened yet, so check your township on the Assessor's Assessment & Appeal Calendar today. Cook townships that already closed must wait for 2027. Outside Cook, windows depend on when your county publishes assessments, so check with your county Supervisor of Assessments. If your Board of Review already ruled, you have 30 days from its decision to file with the Property Tax Appeal Board. Otherwise the next regular chance is when your 2027 assessment notice is published, usually in the summer, so watch for it.
The Franklin County guide covers the full Illinois appeal process: forms, fees, hearing levels and what happens next.
Building a Benton case
A citywide index shows the trend. Your case needs your house. In a smaller or rural market, sales can be sparse. Explain why each sale you use still compares with your home.
- Use recent sales of similar homes nearby, like age, size, construction and location. PTAB says residential appeals seeking a change under $100,000 in assessed value can use comparable properties or an appraisal.
Get your Benton appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Illinois appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Illinois forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Cook County Assessor: Assessment & Appeal Calendar, Cook County Assessor: Appeals overview, Cook County Board of Review: FAQ, 35 ILCS 200/16-55 (Board of Review complaints, 30 days after publication). Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.