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Ford County · Melvin, ILMelvin, IL property taxes. A softer market. A higher bill?
In January 2026, the typical home in Melvin was worth about $117,000, 9.4% below the February 2025 peak of $130,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
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What Melvin home values did
Melvin values peaked in February 2025 and were 9.4% lower by January 2026. In the year to January 2026, they fell 8.9%. That's weaker than Ford County as a whole (+4.6%).
Since January, values have risen 7.3% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $117,000 | +6.8% |
| January 2022 | $114,000 | -2.6% |
| January 2023 | $114,000 | -0.6% |
| January 2024 | $123,000 | +8.1% |
| January 2025 | $129,000 | +4.9% |
| January 2026 | $117,000 | -8.9% |
| August 2026 (latest) | $126,000 | +7.3% since January |
Peak since 2021: $130,000 in February 2025. January 2026 was 9.4% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Melvin home lost 8.9% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the township or county assessor should be able to explain it.
How Melvin compares nearby
Among 6 Ford County places, Melvin has the 1st largest drop from its peak and the 5th highest typical value. Statewide, its 1-year change ranks 16th of 888 Illinois places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Paxton | $153,000 | +1.1% | -1.0% |
| Gibson City | $175,000 | +9.4% | At peak |
| Melvin | $117,000 | -8.9% | -9.4% |
| Piper City | $105,000 | +2.7% | -1.6% |
| Thawville | $171,000 | +4.9% | -5.8% |
| Kempton | $166,000 | +3.1% | At peak |
Deadline and where to file
Melvin 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 Ford County guide covers the full Illinois appeal process: forms, fees, hearing levels and what happens next.
Building a Melvin case
The numbers above describe the typical Melvin home, not yours. Melvin is part of the Pontiac metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Attend your Board of Review hearing if you are notified. Missing a properly noticed hearing can get your appeal dismissed and block a later PTAB appeal.
Get your Melvin 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.