Summit, IL · Updated Oct 2026

What a Summit 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 Summit house

$11,416a year · $951 a month

Starts at $70,478 of value before exemptions. Typical use.

Property tax$7,733
12.787% of $70,478, less $10,000 homeowner exemption
Electricity and gas$2,290
583 kWh a month $1,434 · 74.87 therms $856
Water and sewer$1,174
7,000 gallons a month on Village of Summit: water $91, sewer $7 a month
Trash$219
Weekly garbage and yard waste (single family), $18 a month
Home insuranceNot included
We don't have a typical premium for this city yet. Add yours with Adjust.

A typical Summit house costs about $11,400 a year: $7,730 property tax and charges, $1,170 water and sewer, $220 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

Nothing here applies to every house automatically. These are worth checking:

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.
Seniors: special meter rate
The village lists a senior rate of $7.50 for its meter charge, and says seniors may be able to qualify for a special meter rate.
How: Call the Village at 708-563-4817 with questions.

Adjust to match your bills

What you know

Value before exemptionsSummit Park District, Summit Public Library District, School District 104 and Community High School District 217 apply in tax code 21038 and in a number of other Summit codes with the same total rate, 12.786743 per $100. Parts of Summit are in School District 103 or 105 with Lyons Township High School 204 (totals 8.40 to 10.36 per $100), or in the Bedford Park park district (12.47 to 12.66 per $100).

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 Summit; The rate for the use of water supplied by the Village is $11.23 per 1,000 gallons or fraction thereof. Minimum bill: 0-6,000 gallons $67.38; 0-2,000 gallons $22.46 (monthly accts).
Property tax: 12.79% of value; 2025 tax year, Cook County tax code 21038
Garbage: Village of Summit; Garbage and yard waste pickup is on Friday.

Pay or manage your bills

Your water

Source: In 2025 the Village purchased about 390 million gallons of water from the City of Chicago, which sources its water from Lake Michigan.
Lead lines: The Village has identified lead service lines within the distribution system.

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How these numbers are made

Property tax uses Cook County's 2025 agency rates for tax code 21038 (Village of Summit, Summit School District 104, Community High School District 217, Summit Park District, Summit Public Library District; total 12.786743 per $100 of equalized assessed value), a code that shares its total rate with many other Summit codes; Summit parcels in School District 103 or 105 or the Bedford Park park district pay less or more.
Water is the Village of Summit rate of $11.23 per 1,000 gallons plus the $15.00 monthly infrastructure charge for a 3/4-inch meter (the newspaper-reported ordinance text says the charge is per month of the billing cycle; Summit bills every three months). Sewer is $5.60 per bill (stored as $1.87 a month) plus $0.80 per 1,000 gallons; garbage is $54.75 for three months ($18.25 a month). The minimum water bill (2,000 gallons a month) is not modelled.
Electricity: ComEd delivery charges plus the October 2026 price to compare, plus the 0.611 cents per kWh Summit tax addition on the first 2,000 kWh from ComEd's Rider TAX (May 2022 filing, the most recent table found), folded into the per-kWh rate. Gas is Nicor Rate 1 with the October 2026 supply cost of 33 cents per therm (set monthly, will drift) plus the per-therm riders and the 4.50 cents per therm gas use tax Rider 8 lists for Summit.
Typical use is the Illinois average residential use from EIA. Starting value uses the Census median value for Summit ($232,600, a market value) at 10% times the 2025 factor 3.03. Not included: homeowners insurance; Summit's own vehicle sticker and other village fees.
Gas rates reflect Nicor's tariff on file at the check date (customer charge $21.30, distribution 24.44 cents per therm) and will change on November 16, 2026 under the October 15, 2026 rate order; update when Nicor posts the new Rate 1 sheet.
Nothing here is legal, tax or insurance advice.

Sources

How Summit compares

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

Per year	Summit	Median	Where it falls
Property tax rate	12.79%	8.23%	higher than 130 of the other 131 Illinois cities we cover
Water	$1,087	$872	higher than 94 of the other 131 Illinois cities we cover
Sewer and utility-bill fees	$87	$535	lower than 118 of the other 123 Illinois cities we cover
Trash	$219	$283	lower than 103 of the other 127 Illinois cities we cover
Electricity and gas	$2,290	$2,163	higher than 111 of the other 131 Illinois cities we cover
Total	$11,416	$11,701	lower than 71 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: Summit's property tax rate is 12.79%, higher than 130 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 Summit is 12.79%, higher than 130 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. Sewer and utility-bill fees

The fact: Sewer and flat utility-bill charges here come to about $87 a year, lower than 118 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 $87 a year, lower than 118 of the other 123 Illinois cities we cover. What drives that cost, and would you change anything?"

3. Trash

The fact: Trash pickup here costs about $219 a year for the standard cart, lower than 103 of the other 127 Illinois cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $219 a year for the standard cart, lower than 103 of the other 127 Illinois cities we cover. What drives that cost, and would you change anything about the service or the price?"

4. Electricity and gas

The fact: Electricity and gas for a typical house here cost about $2,290 a year, higher than 111 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 $2,290 a year for a typical house, higher than 111 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 Summit house costs

What is the property tax rate in Summit?

About 12.79% of the value before exemptions a year (2025 tax year, Cook County tax code 21038), plus flat charges on the same bill.

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

About $62,655 a year on $500,000 of the value before exemptions with the homeowner exemption.

How much is the water bill in Summit?

About $98 a month for water and sewer at typical use (7,000 gallons a month) on Village of Summit.

How much does trash pickup cost in Summit?

$18 a month for a house.

When is property tax due in Summit?

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 Summit?

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 Summit cost to run each year?

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