Zion administrator: CJA 75% abatement won’t show on tax bills until 2026; council stresses interdependent taxing bodies

ZION — At the May 6 meeting the city administrator briefed the council and residents on recent property tax bills, explaining why the city’s previously announced 75% CJA abatement will not appear on current tax bills and outlining the limits on local control when multiple taxing bodies collect property tax revenue.

Administrator Nabel told the council that “the effects of the 75% abatement for CJA will not take effect until 2026 as tax bills.” He said the legislation has passed but that the timing of levy adjustments and when they are applied means residents should not expect lower bills this year because of CJA. The administrator also said the city reduced its levy in 2024 using grant funds received in the program’s first year but that roughly 67% of a typical property tax bill goes to local school districts and about 15% is the city’s share.

Nabel described the mechanics: when property values rise, tax rates can fall, and abatements or temporary discounts are only part of the formula; the ultimate effect on a homeowner’s bill depends on how all taxing bodies set their levies. He cautioned residents that new development reduces the tax burden only if all taxing bodies choose not to appropriate the new revenue. “If there was new construction or new businesses, we can add that taxes from that onto our levy as well,” he said, describing the interplay among taxing districts.

Mayor Mary McKinney and other council members said they are working with other taxing bodies to urge levy restraint and that the city chose to reduce its levy rather than rely on temporary abatements. McKinney and Administrator Nabel encouraged residents with questions about tax bills to contact the city, the county or the tax assessor.

Public comment touched on economic development and potential marijuana dispensary revenue. Resident Tim Alphrey suggested researching dispensary licensing and allocating a percentage of marijuana‑tax revenue to schools, parks and city infrastructure. The mayor responded that Zion previously adopted an ordinance allowing dispensaries and that a past state award for a medicinal facility went to Aurora; she said the city continues active business‑development efforts and noted recent private investment in the community, including a Starbucks location and a corporate headquarters relocation.

Why it matters: Property tax bills reflect decisions by several independent taxing districts; changes to one body’s levy or use of abatements may not produce immediate relief for homeowners. Staff emphasized the timing of levy implementation and urged residents to review the breakdown on their tax bills to see which taxing bodies collect the largest shares.

For residents: staff said the lower left of the tax bill shows the levy breakdown and that major school districts together represent the largest single share. The administrator encouraged anyone with questions to contact city staff or the tax assessor for a detailed explanation.