Lyons, IL · Updated Oct 2026

What a Lyons home costs each year

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.

Example · a Lyons house

$11,689a year · $974 a month

Starts at $77,962 of value before exemptions. Typical use.

Property tax$7,661
11.272% of $77,962, less $10,000 homeowner exemption
Electricity and gas$2,286
583 kWh a month $1,434 · 74.87 therms $852
Water and sewer$1,418
7,000 gallons a month on Village of Lyons: water $110, sewer $8 a month
Trash$324
65-gallon village toter, $27 a month
Home insuranceNot included
We don't have a typical premium for this city yet. Add yours with Adjust.

A typical Lyons house costs about $11,700 a year: $7,660 property tax and charges, $1,420 water and sewer, $320 trash, $2,290 electricity and gas; home insurance is not included (no typical premium yet). Estimated from public rates, not anyone's actual bill.

Rates checked Oct 30, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

One change saves this house about $1,612 a year:

Bring water use down to 3 units
$1,612 a year
Above 3 units a month, Village of Lyons charges $22.39 a unit instead of $0.00.
How: Most of the top tier is outdoor watering: fix leaks and water less often in summer.

Worth checking

Switch to the 35-gallon toter (bring your own) cartUp to $60 a year
Your cart costs $27 a month; the smallest costs $22. Worth it if you rarely fill it.
How: Call your garbage hauler.
Homeowner Exemption
The Homeowner Exemption reduces the Equalized Assessed Value (EAV) of a property by $10,000.
How: See the Cook County Assessor’s Homeowner Exemption page.
Seniors over 65 with income up to $65,000: Senior Freeze
Senior homeowners are eligible for this exemption if they are over 65 years of age and have a total household annual income of $65,000 or less in the 2024 calendar year.
How: This exemption must be filed annually; the normal filing period has ended, and applications are processed as Certificates of Error.
Senior citizen exemption
The Senior Exemption reduces the Equalized Assessed Value (EAV) of a property by $8,000.
How: See the Cook County Assessor’s Senior Exemption page.
Water department leak check, single-family homes
If your water bill seems unusually high, the water department can visit your home as a courtesy to check for leaks and ensure your water meter is working properly (this service is for single family homes only).

Adjust to match your bills

What you knowTrash cart

Value before exemptionsAbout 2,687 of the roughly 2,740 single-family parcels in the village are in tax code 21049 (Lyons School District 103, Berwyn Cicero Stickney High School District 201, Morton College; total 11.271779 per $100). Tax codes 21054 and 34005 (Riverside-Brookfield schools, about 50 parcels) and the tax-increment codes cover the rest.

I live here and have the Homeowner Exemption

Home insurance, a yearFrom your policy's declarations page.

Your use

Water, thousands of gallons a month

On your water bill. A typical house uses 5,000–8,000 gallons.

Electricity, kWh a month

On your ComEd bill. An electric car adds about 300 kWh.

Gas, therms a month (yearly average)

Money dates

On or about March 1 each yearin 116 daysThe first installment of taxes is due and is 55% of the previous year's total amount.
Generally August 1The second installment is generally due August 1st or at a later date, as set by Cook County.

Who serves this house

Water: Village of Lyons; Single-family: $30.50 monthly service charge, which includes the first 2,000 gallons per month; $16.75 for each 1,000 gallons over 4,000 gallons in each bimonthly period.
Property tax: 11.27% of value; 2025 tax year, Cook County tax code 21049
Garbage: Village of Lyons; The Village of Lyons collects garbage and recycling.

Pay or manage your bills

Your water

Source: In 2023, the Village of Lyons purchased approximately 330 million gallons of water from the neighboring Village of McCook, which purchases its water from the City of Chicago.
Lake source: The City of Chicago utilizes Lake Michigan as its source water.

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How these numbers are made

Property tax uses Cook County's 2025 agency rates for tax code 21049 (Village of Lyons and its library fund, Lyons School District 103, Berwyn Cicero Stickney High School District 201, Morton College District 527; total 11.271779 per $100 of equalized assessed value), the code with the most single-family parcels in Lyons in the county's parcel data. Tax-increment districts are not part of the rate.
Starting value is the Census ACS 2024 5-year median value of owner-occupied homes in Lyons village ($257,300) at the 10% assessment level times the 2025 equalization factor of 3.0300, before the $10,000 Homeowner Exemption.
Water uses the village ordinance (amended May 6, 2025): $30.50 a month including the first 2,000 gallons, then $16.75 per 1,000 gallons over 4,000 gallons per two-month period (stored as 2 kgal free a month). The village's older utility-billing page still quotes $17.00 per 1,000 gallons and a $64 minimum, which does not match the ordinance. Sewer is $1.25 per 1,000 gallons billed, applied to all gallons used. Garbage is the village's rate effective Nov. 1, 2025 ($22, $27 or $32 a month by toter size), shown on the village garbage page as $44, $54 and $64 per two months.
Electricity: ComEd delivery charges plus the October 2026 price to compare, plus the 0.606 cents per kWh Lyons electricity tax on the first 2,000 kWh from ComEd's Rider TAX table (the 22nd Revised Sheet No. 263, effective Feb. 1, 2025, the most recent table found with Lyons), folded into the per-kWh rate. Gas is Nicor Rate 1 with the October 2026 supply cost of 33 cents per therm, riders, and the 5.15% Lyons charge from Nicor Rider 8; the Rider 2 franchise cost is $0.19 a month.
Not included: homeowners insurance and the village's own vehicle stickers and other fees. Nicor's customer charge falls to $15.00 on Nov. 16, 2026 under an Oct. 15, 2026 rate order, with a higher distribution charge not yet posted.
Nothing here is legal, tax or insurance advice.

Sources

How Lyons compares

A typical Lyons house against the 132 Illinois cities we cover, using the same default numbers as the total above.

Per year	Lyons	Median	Where it falls
Property tax rate	11.27%	8.23%	higher than 122 of the other 131 Illinois cities we cover
Water	$1,317	$872	higher than 117 of the other 131 Illinois cities we cover
Sewer and utility-bill fees	$101	$535	lower than 115 of the other 123 Illinois cities we cover
Trash	$324	$283	higher than 91 of the other 127 Illinois cities we cover
Electricity and gas	$2,286	$2,163	higher than 110 of the other 131 Illinois cities we cover
Total	$11,689	$11,701	lower than 66 of the other 131 Illinois cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: Lyons's property tax rate is 11.27%, higher than 122 of the other 131 Illinois cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Lyons is 11.27%, higher than 122 of the other 131 Illinois cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Water

The fact: Water here costs about $1,317 a year at typical use, higher than 117 of the other 131 Illinois cities we cover.

Ask: "Water here costs about $1,317 a year at typical use, higher than 117 of the other 131 Illinois cities we cover. What drives that cost, and would you change anything?"

3. Sewer and utility-bill fees

The fact: Sewer and flat utility-bill charges here come to about $101 a year, lower than 115 of the other 123 Illinois cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.

Ask: "Sewer and flat utility-bill charges here cost about $101 a year, lower than 115 of the other 123 Illinois cities we cover. What drives that cost, and would you change anything?"

4. Electricity and gas

The fact: Electricity and gas for a typical house here cost about $2,286 a year, higher than 110 of the other 131 Illinois cities we cover. Rates are set mostly by the utility and the state.

Ask: "Electricity and gas here cost about $2,286 a year for a typical house, higher than 110 of the other 131 Illinois cities we cover. Which parts of that can the city influence, and what would you do about them?"

Common questions about Lyons house costs

What is the property tax rate in Lyons?

About 11.27% of the value before exemptions a year (2025 tax year, Cook County tax code 21049), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Lyons?

About $55,232 a year on $500,000 of the value before exemptions with the homeowner exemption.

How much is the water bill in Lyons?

About $118 a month for water and sewer at typical use (7,000 gallons a month) on Village of Lyons.

How much does trash pickup cost in Lyons?

$22 to $32 a month, depending on the trash cart size (35-gallon toter (bring your own), 65-gallon village toter, 95-gallon village toter).

When is property tax due in Lyons?

On or about March 1 each year: The first installment of taxes is due and is 55% of the previous year's total amount. Generally August 1: The second installment is generally due August 1st or at a later date, as set by Cook County.

Can seniors lower their property tax or bills in Lyons?

Yes. Seniors over 65 with income up to $65,000: Senior Freeze: Senior homeowners are eligible for this exemption if they are over 65 years of age and have a total household annual income of $65,000 or less in the 2024 calendar year.

How much does a house in Lyons cost to run each year?

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