The house located at 4545 Elk Meadows Ln, Smithton, has a property tax bill of $1,484. | zillow.com
The house located at 4545 Elk Meadows Ln, Smithton, has a property tax bill of $1,484. | zillow.com
Property owners in Smithton paid more than 2 percent of the value of their homes in taxes last year. That’s more than nearly times the national average, according to an LGIS analysis of real estate sales data in St. Clair County from Jan 1. to June 30.
Local Government Information Service (LGIS) publishes the Metro East Sun.
Smithton, population 4,225, recorded a median sale price of $205,000, based on data from the 21 properties sold during the first half of 2018. In 2017, homeowners paid a median property tax bill of $4,600, according county tax data from the St. Clair County Assessment Office.
That’s more than 2 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 $205,000 home in Indiana, where the effective rate is 0.89 percent, would have a property tax bill of about $1,800, or more than $2,700 less per year.
The analysis, including 19 St. Clair County communities with more than five sales since January, shows homeowners in Cahokia, East St. Louis, and Centreville pay the highest tax rates, each clocking in with effective rates of 4 percent or higher.
Fairmont and New Athens have rates higher than 2.75 percent.
Rates in Millstadt and Smithton 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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St. Clair County communities paying the highest effective property tax rates
The following table ranks St. Clair 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 | 2016 Median tax | Effective
tax rate |
Cahokia | 107 | $27,000 | $1,471 | 5.45% |
East St. Louis | 34 | $12,000 | $543 | 4.53% |
Centreville | 15 | $16,000 | $654 | 4.09% |
Fairmont City | 6 | $32,500 | $959 | 2.95% |
New Athens | 11 | $80,000 | $2,338 | 2.92% |
Millstadt | 29 | $151,500 | $4,120 | 2.72% |
Belleville | 435 | $97,000 | $2,427 | 2.50% |
Swansea | 80 | $152,500 | $3,664 | 2.40% |
Caseyville | 27 | $75,000 | $1,798 | 2.40% |
Lebanon | 23 | $117,000 | $2,781 | 2.38% |
O’Fallon | 207 | $185,000 | $4,355 | 2.35% |
Marissa | 9 | $59,000 | $1,379 | 2.34% |
Freeburg | 25 | $162,000 | $3,730 | 2.30% |
Dupo | 33 | $85,000 | $1,930 | 2.27% |
Smithton | 21 | $205,000 | $4,557 | 2.22% |
Fairview Heights | 119 | $112,000 | $2,487 | 2.22% |
Collinsville | 12 | $96,250 | $2,132 | 2.22% |
Mascoutah | 56 | $154,500 | $3,396 | 2.20% |
Shiloh | 64 | $202,000 | $4,110 | 2.03% |
St. Clair County communities with the highest median home price
The following table ranks St. Clair 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 |
Centreville | 8 | $7,500 | 15 | $16,000 | 113.33% |
Marissa | 13 | $39,000 | 9 | $59,000 | 51.28% |
New Athens | 17 | $55,000 | 11 | $80,000 | 45.45% |
Freeburg | 25 | $125,000 | 25 | $162,000 | 29.60% |
Cahokia | 164 | $22,000 | 107 | $27,000 | 22.73% |
Caseyville | 44 | $62,500 | 27 | $75,000 | 20.00% |
Smithton | 40 | $173,750 | 21 | $205,000 | 17.99% |
Belleville | 584 | $89,000 | 435 | $97,000 | 8.99% |
Millstadt | 37 | $141,000 | 29 | $151,500 | 7.45% |
East St. Louis | 47 | $11,500 | 34 | $12,000 | 4.35% |
Shiloh | 95 | $194,500 | 64 | $202,000 | 3.86% |
Dupo | 17 | $86,000 | 33 | $85,000 | -1.16% |
Fairview Heights | 146 | $113,750 | 119 | $112,000 | -1.54% |
O’Fallon | 278 | $190,000 | 207 | $185,000 | -2.63% |
Swansea | 104 | $158,250 | 80 | $152,500 | -3.63% |
Mascoutah | 89 | $163,500 | 56 | $154,500 | -5.50% |
Lebanon | 37 | $127,500 | 23 | $117,000 | -8.24% |
Collinsville | 40 | $115,750 | 12 | $96,250 | -16.85% |
Fairmont City | 1 | $85,000 | 6 | $32,500 | -61.76% |