County property tax calculator
Property Tax Calculator for Coles County
Coles County carries one of the heaviest property tax loads in the country. At 2.046%, the effective rate runs well above the 1.07% US average — a gap that shows up every month in escrow. On the county's median home value of $121,900, the annual tax bill comes to $2,494, or roughly $208 per month paid through the mortgage servicer. Buyers relocating from lower-tax states often notice the difference in their first escrow analysis. Local services funded by property tax — schools, roads, emergency response — tend to reflect the higher rate, but so does the buyer's monthly carrying cost. Anyone considering a purchase here should factor the tax load into affordability math before the offer. Coles County is one of the more affordable markets in Illinois. A median home value of $121,900 places entry-level pricing within reach for first-time buyers and investors alike. With FHA loans at 3.5% down or VA loans at 0%, the barrier to entry is often the lowest in the region. Lower valuations also mean lower absolute tax bills and insurance premiums. The trade-off may be distance from major employment centers or access to specific school districts. Buyers exploring this tier should compare commute cost and time against the lower purchase price. Rental demand in entry-priced markets is often steady, which supports the investor case. With entry-level pricing and access to first-time buyer programs, this market often allows buyers to enter with a smaller cash reserve than premium or expensive tiers would require.
Property Tax Details
National average is 1.07%
Used to project future tax burden
Annual Property Tax
$0
Insights
Property Tax Landscape in Coles County
Coles County's 2.046% rate tracks close to Illinois's average of 2.05%. There is no meaningful deviation for local buyers — the county sits in the middle of the state's tax picture. On a median home, the annual tax burden is close to what a buyer would expect anywhere in Illinois. This alignment makes the county easy to compare against others in the state without adjusting for tax rate. Escrow analysis follows the same pattern as state peers. For buyers considering multiple counties in Illinois, this one will feel familiar on the tax line. Within Illinois, Coles County ranks as the 29th highest of 102 counties by effective property tax rate.
Coles County is one of the more affordable markets in Illinois. A median home value of $121,900 places entry-level pricing within reach for first-time buyers and investors alike. With FHA loans at 3.5% down or VA loans at 0%, the barrier to entry is often the lowest in the region. Lower valuations also mean lower absolute tax bills and insurance premiums. The trade-off may be distance from major employment centers or access to specific school districts. Buyers exploring this tier should compare commute cost and time against the lower purchase price. Rental demand in entry-priced markets is often steady, which supports the investor case. Household income in Coles County runs well below the Illinois average at $56,040. FHA, USDA, and down-payment assistance programs typically play a larger role in the financing mix here than in higher-income counties. The price-to-income ratio of 2.2x reflects a balanced profile for the region — median-income buyers have reasonable access to the market. Median gross rent runs $793 per month, giving renters a baseline to compare against ownership costs in the same market.
Property Tax Scenarios — Coles County
Entry-level markets still carry ongoing tax obligations. The scenarios below show what annual and monthly escrow looks like across five price points, from below median to above. Buyers evaluating a first purchase here should use these numbers to plan the full monthly carrying cost, not just principal and interest.
| Home Value | Annual Tax | Monthly Escrow | 10-Year Total |
|---|---|---|---|
| $60,000 | $1,228 | $102 | $12,276 |
| $90,000 | $1,841 | $153 | $18,414 |
| $120,000 | $2,455 | $205 | $24,552 |
| $185,000 | $3,785 | $315 | $37,851 |
| $245,000 | $5,013 | $418 | $50,127 |
Frequently asked questions
The questions below cover the most common concerns for buyers entering a high-property-tax jurisdiction. Each answer is grounded in Coles County's own rate, median home value, and Census-reported income figures.
What is the property tax rate in Coles County?
Coles County has an effective property tax rate of 2.046%, one of the highest in the country (national average: 1.07%). On a median home of $121,900, that's about $2,494 per year, or $208 monthly through escrow.
How much are property taxes on a home in Coles County?
At the county median of $121,900, annual property taxes run roughly $2,494, collected through mortgage escrow at about $208 per month.
How does Coles County compare to Illinois?
Coles County's 2.046% rate is essentially in line with Illinois's statewide average of 2.05%. The difference equals about $5 per year on a median home.
What is the median income in Coles County?
Median household income in Coles County is $56,040 (Census ACS 2023). Median gross rent runs $793 per month.
Are property taxes deductible in Coles County?
Yes, property taxes are deductible on federal returns when you itemize, subject to the SALT cap ($10,000 for most filers). Coles County homeowners paying $2,494 annually may benefit if their combined state and local tax burden exceeds the standard deduction.
How are property taxes calculated in Coles County?
The county assessor multiplies your home's assessed value by the local tax rate. On a $121,900 home at the county's effective rate of 2.046%, the annual bill is approximately $2,494.
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Disclaimer: This calculator and the content on this page are for educational purposes only. They do not constitute financial, legal, or tax advice. Rates, loan limits, and eligibility criteria vary by lender, location, and borrower profile. Always consult a licensed financial professional before making borrowing decisions. CalcPier is independent and not affiliated with any lender listed on this page.
