Two buyers are comparing homes in Orland Park right now. Both listings carry the ZIP code 60467. Both sit within a few blocks of each other, similar square footage, similar lot size, similar asking price. One buyer assumes the tax bills will land in roughly the same range because the address looks identical on paper.
They won't. One of these homes might be taxed by Cook County. The other might be taxed by Will County. Same village, same ZIP code, two entirely different governments deciding what the owner pays and when the next reassessment notice shows up.
Most of Orland Park sits in Cook County. A smaller slice sits across the line in Will County, and the boundary does not follow ZIP code borders. That single fact changes more than which envelope a tax bill arrives in. It changes the reassessment schedule, the appeal process, and in some cases the effective rate a homeowner actually pays.
One Village, Two Assessors
Orland Park was settled in 1834 and incorporated in 1892, and it grew across a county line that predates the village itself. Today it functions as one municipality with one police department, one park district, one library system, but two separate county assessors deciding property values. The ZIP code most associated with Orland Park, 60467, spans both sides of that line.
That means a real estate agent, a title company, or a buyer pulling a quick online estimate can't rely on the ZIP code to know which set of rules applies. The only way to know for certain is to look up the parcel itself, either through the Cook County Assessor's property search or the Will County Supervisor of Assessments, and confirm which office actually has the file.
This isn't a distinction that shows up on a listing sheet. It shows up later, usually during mortgage underwriting or when a buyer's attorney starts pulling the actual tax history instead of an automated estimate.
The Reassessment Clocks Don't Match
Cook County runs on a triennial reassessment cycle. The county is split into three sections, called triads, and each one gets fully reassessed once every three years. Orland Township, which covers the Cook County portion of Orland Park, was last reassessed in 2020 and 2023, and it's back up again in 2026 as part of the south and southwest suburban triad. The Cook County Assessor's Office confirms that reassessment notices for this triad began mailing in late April 2026, with townships opening for formal appeals on a rolling basis, roughly four to five townships per month, through the fall.
Will County works differently. There's no three-year wait. Assessment notices go out every spring, typically landing in mailboxes by the middle of May, and the appeal window follows shortly after. A homeowner on the Will County side of Orland Park sees a new number every single year. A homeowner on the Cook County side sees a locked-in assessed value that holds for three years unless something changes the parcel, like new construction, a permit, or a successful appeal.
Here's what that looks like side by side.
| Cook County side | Will County side | |
|---|---|---|
| Reassessment cycle | Triennial, next full cycle in 2029 after this year's | Annual |
| Current cycle | Orland Township reassessed in 2026 | Ongoing, new notice every spring |
| Notice timing | Late April through fall, staggered by township | Typically by mid-May |
| Appeal process | Two-tier: file with the Assessor, then the Board of Review, with a further option to appeal to the state Property Tax Appeal Board | Informal review with the township assessor, then the Board of Review, with a similar state-level option |
| Effective tax rate | Roughly 2.1% to 2.9% depending on ZIP and calculation method | Averages around 2.4%, below the Will County-wide average of 2.68% |
That last row is where the story gets more interesting than a simple rate comparison.
What the Two Systems Actually Do to a Tax Bill
Sources measuring the Cook County side don't fully agree with each other, and that disagreement is itself informative. One estimate that treats the whole village as a single Cook County community puts the effective rate at 2.08%. Zip-level data pulled straight from Cook County parcels puts 60462 at 2.27% and 60467 at 2.26%. A separate estimate that blends both counties together for all of Orland Park calculates a composite rate closer to 2.88%. The spread exists because effective rate depends heavily on how it's calculated, whether exemptions are factored in, and which specific tax code within Orland Township applies to the parcel. Cook County is also the only county in Illinois that uses differential assessment, meaning residential and commercial property are valued using different models, which adds another layer that collar counties like Will simply don't have.
The Will County side tells a different kind of story. The average effective rate there runs around 2.41%, which is actually lower than the Will County-wide average of 2.68%. But the range of actual bills is wide. The 25th percentile tax bill sits around $6,793 a year, the 75th percentile climbs to $8,076, and the 90th percentile reaches $9,596. A lower average rate doesn't mean a lower bill. It means the homes in that slice of Will County tend to carry higher assessed values relative to the rest of the county, which pulls the dollar amount up even as the percentage stays comparable to the Cook County side.
Put plainly, a buyer can't shortcut this by memorizing one number. The two counties produce tax bills that land in a similar dollar range, roughly $7,000 to $9,000 a year for a typical single-family home, but they get there through completely different mechanics, on completely different timelines, with completely different appeal windows. A homeowner who buys on the Cook County side this year is locking in a value that holds through 2029. A homeowner who buys on the Will County side should expect a new number to show up next spring, and the spring after that.
Before You Compare Two Listings
A buyer weighing two Orland Park homes that look identical on the surface should run through a short checklist before treating the price tags as comparable.
- Confirm the county on the actual parcel, not the mailing address. Cook County's property search and Will County's assessment records both allow a lookup by address or PIN.
- Pull the most recent actual tax bill from the seller or the county treasurer's office, not an automated estimate. Automated tools miss recent renovations, pending appeals, and expiring exemptions.
- Ask whether the current owner carries a homestead exemption, a senior exemption, or a senior assessment freeze. None of these carry over automatically to a new owner in either county, and the buyer will need to reapply after closing.
- Check where each parcel sits in its reassessment calendar. A Cook County home reassessed in 2026 has a value that's fixed through 2029. A Will County home gets a fresh number every spring, which means the tax line in a mortgage escrow estimate is more likely to shift year to year.
- List out the specific taxing districts on each bill. Crossing the county line inside Orland Park can also mean a different school district, park district, library district, or fire protection district, each with its own separate levy layered into the total.
None of this shows up in a portal search. It shows up in the parcel record, and it's worth checking before an offer goes in, not after the mortgage company runs the escrow numbers.
A Few Questions Worth Settling
If a listing says Orland Park, 60467, how do I know which county it's actually in? The ZIP code alone won't tell you. That ZIP spans both Cook and Will counties, so the only reliable way to confirm is to look up the parcel by address or PIN through the appropriate county assessor's office.
Does the county line affect which school district serves the home? It can. Crossing from Cook to Will inside Orland Park can also mean a different mix of school, park, library, and fire protection districts, and school levies are typically the largest single line on any Illinois property tax bill.
Will a seller's property tax exemption transfer to me when I buy the home? No, in either county. Homestead, senior, and other exemptions are tied to the individual owner and require a new application after closing, regardless of which side of the line the home sits on.
Comparing two Orland Park homes should start with the numbers you can see, price, square footage, lot size, but it shouldn't end there. The county line running through this village is invisible on a listing sheet and very visible on a tax bill three years later. If you're weighing two Orland Park properties and want a clear read on which taxing jurisdiction actually applies, along with a straight answer on what your specific numbers would look like, reach out to Aaron Gaines for a walkthrough before you write an offer.
