The house located at 24 Grainey Dr., Glen Carbon, has a property tax bill of nearly $3,700 in 2016. | zillow.com
The house located at 24 Grainey Dr., Glen Carbon, has a property tax bill of nearly $3,700 in 2016. | zillow.com
Property owners in Glen Carbon paid nearly 2.5 percent of the value of their homes in taxes last year. That’s nearly 2 times the national average, according to an LGIS analysis of real estate sales data in Madison County from Jan 1. to June 30.
Local Government Information Service (LGIS) publishes the Metro East Sun.
Glen Carbon, population 12,978, recorded a median sale price of $192,000, based on data from the 65 properties sold during the first half of 2018. In 2017, homeowners paid a median property tax bill of around $5,000, according county tax data from the Madison County Assessment Office.
That’s 2.5 percent of the community’s median home value. In the U.S., the average effective property tax rate is 1.19 percent.
Put another way: a $192,000 home in Indiana, where the effective rate is 0.89 percent, would have a property tax bill of about $1,700, or nearly $2,800 less per year.
The analysis, including 26 Madison County communities with more than 5 sales since January, shows homeowners in East Alton, Madison, Pontoon Beach, and Highland, each clocking in with effective rates of 3 percent or higher. Hamel and Bethalto have rates higher than 2.75 percent.
Alhambra, Granite City, Wood River, Troy, and Hartford are 2.5 percent or higher — about average in Illinois but two times the national average.
Illinois homeowners pay the second-highest property tax in the country with an effective median rate of 2.32 percent, just behind those in New Jersey's (2.28 percent).
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Madison County communities paying the highest effective property tax rates
The following table ranks Madison County communities by their median effective property tax rate, calculated using sales and property tax data from 2018.
| City | Jan - June 2018 Sales | Jan - June 2018 Median Price | Median tax | Effective tax rate |
| East Alton | 39 | $40,000 | $1,616 | 4.04% |
| Madison | 16 | $20,250 | $716 | 3.53% |
| Pontoon Beach | 19 | $60,000 | $2,040 | 3.40% |
| Highland | 54 | $106,000 | $3,377 | 3.19% |
| Hamel | 3 | $125,000 | $3,647 | 2.92% |
| Bethalto | 58 | $88,450 | $2,466 | 2.79% |
| Holiday Shores | 16 | $149,250 | $3,913 | 2.62% |
| Alhambra | 6 | $112,000 | $2,925 | 2.61% |
| Granite City | 179 | $57,000 | $1,487 | 2.61% |
| Wood River | 44 | $60,500 | $1,574 | 2.60% |
| Troy | 51 | $152,000 | $3,873 | 2.55% |
| Hartford | 10 | $31,000 | $789 | 2.55% |
| Alton | 171 | $63,500 | $1,537 | 2.42% |
| Glen Carbon | 65 | $192,000 | $4,494 | 2.34% |
| South Roxana | 7 | $42,500 | $893 | 2.10% |
| Moro | 11 | $132,500 | $2,777 | 2.10% |
| Edwardsville | 114 | $192,750 | $4,028 | 2.09% |
| Godfrey | 106 | $133,500 | $2,740 | 2.05% |
| Collinsville | 108 | $110,500 | $2,262 | 2.05% |
| Maryville | 33 | $206,000 | $4,130 | 2.01% |
| Rosewood Heights | 24 | $84,500 | $1,661 | 1.97% |
| Worden | 6 | $146,000 | $2,866 | 1.96% |
| Cedar Park | 5 | $87,500 | $1,646 | 1.88% |
| Mitchell | 5 | $71,500 | $1,210 | 1.69% |
| Marine | 6 | $187,750 | $3,073 | 1.64% |
| Roxana | 9 | $76,000 | $1,101 | 1.45% |
Madison County communities with the highest median home price
The following table ranks Madison County communities by their median sale price, which is calculated using prices of properties sold during the first six months of 2018.
| City | Jan - June 2017 Sales | Jan - June 2017 Median Price | Jan - June 2018 Sales | Jan - June 2018 Median Price | Change |
| South Roxana | 11 | $27,000 | 7 | $42,500 | 57.41% |
| Marine | 7 | $125,000 | 6 | $187,750 | 50.20% |
| Moro | 9 | $108,500 | 11 | $132,500 | 22.12% |
| Roxana | 13 | $62,490 | 9 | $76,000 | 21.62% |
| Edwardsville | 231 | $164,900 | 114 | $192,750 | 16.89% |
| Worden | 23 | $125,000 | 6 | $146,000 | 16.80% |
| Godfrey | 174 | $114,950 | 106 | $133,500 | 16.14% |
| Madison | 13 | $18,000 | 16 | $20,250 | 12.50% |
| Alhambra | 3 | $100,000 | 6 | $112,000 | 12.00% |
| Granite City | 343 | $52,000 | 179 | $57,000 | 9.62% |
| Cedar Park | 5 | $82,500 | 5 | $87,500 | 6.06% |
| Maryville | 55 | $198,000 | 33 | $206,000 | 4.04% |
| Alton | 226 | $63,000 | 171 | $63,500 | 0.79% |
| Collinsville | 214 | $110,000 | 108 | $110,500 | 0.45% |
| Glen Carbon | 132 | $195,000 | 65 | $192,000 | -1.54% |
| Mitchell | 4 | $74,500 | 5 | $71,500 | -4.03% |
| Rosewood Heights | 41 | $90,000 | 24 | $84,500 | -6.11% |
| Hamel | 10 | $133,750 | 3 | $125,000 | -6.54% |
| Troy | 111 | $163,000 | 51 | $152,000 | -6.75% |
| Wood River | 105 | $66,000 | 44 | $60,500 | -8.33% |
| Holiday Shores | 29 | $165,900 | 16 | $149,250 | -10.04% |
| Highland | 112 | $124,500 | 54 | $106,000 | -14.86% |
| Bethalto | 96 | $109,450 | 58 | $88,450 | -19.19% |
| Hartford | 9 | $41,500 | 10 | $31,000 | -25.30% |
| Pontoon Beach | 33 | $92,000 | 19 | $60,000 | -34.78% |
| East Alton | 63 | $62,000 | 39 | $40,000 | -35.48% |
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