People ex rel. Bracher v. Millard

139 N.E. 113, 307 Ill. 556
CourtIllinois Supreme Court
DecidedApril 18, 1923
DocketNos. 15117-15149
StatusPublished
Cited by52 cases

This text of 139 N.E. 113 (People ex rel. Bracher v. Millard) is published on Counsel Stack Legal Research, covering Illinois Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
People ex rel. Bracher v. Millard, 139 N.E. 113, 307 Ill. 556 (Ill. 1923).

Opinion

Mr. Justice Stone

delivered the opinion of the court:

Numerous tax-payers in the county of Lake filed objections to taxes levied and extended against their property. These objections involve the county tax of Lake county and certain taxes of the cities of Highland Park and Lake Forest and of the Highland Park East Park District. Certain objections were overruled and certain others sustained. The People appealed from the judgment of the court sustaining certain objections, and George D. McLaughlin took a separate appeal from the same judgment, in which he complains of the judgment of the court overruling certain of the objections. The appeals have been consolidated in this court for decision.

It is not clear from the briefs and abstracts as to just what items or judgment thereon the parties complain. The objections, so far as we understand them from the record and the briefs, will be considered without regard to whether they arise in the one case or the other of the two consolidated here. It appears from the record that but one judgment was rendered on all the objections, and by stipulation it was agreed that the judgment on review pertaining to the various objections should be binding alike on all objectors.

The first objection to be considered is that the board of review of Lake county unlawfully and without authority increased the valuation of lands in the cities of Highland Park and Lake Forest by a horizontal raise of thirty per cent over the quadrennial assessment of 1919. The county court sustained this objection. The record shows that prior to the entry of the order raising these valuations the board of review gave notice to fifty or more owners of real estate in each of those cities of the proposed increase in the valuation of real estate and improvements thereon, for the reason that the assessor’s valuation in 1919 was not made upon the proper basis and that equalization was necessary. On the date fixed in the notice a hearing was had before the board on this matter, and on the 6th day of September, 1921, the board adopted a resolution increasing the value of the real estate and improvements thereon by thirty per cent over the assessor’s valuation. The action of the board of review in this case was taken under the third paragraph of section 35 of the Assessment law of 1898. (Laws of 1898, p. 36.)

Equalization of assessments is the adjustment of graduated values of property as between different taxing districts, so that the whole tax imposed upon each taxing district shall be justly proportioned to the value of the taxable property within its limits, in order that one taxing district may not pay a higher tax in proportion to the value of its taxable property than another. (People v. Orvis, 301 Ill. 350.) The constitution provides that the ascertainment of the value of property for the purpose of taxing shall be vested in such persons as are determined by the legislature and prohibits the fixing of such values by any other person. Courts have no power to fix the value of property for taxation. Such valuation is not open to supervision of the judicial department of the State unless it is so excessive as to amount to fraud. (Oak Ridge Cemetery v. Tax Com. 299 Ill. 430; Burton Stock Car Co. v. Traeger, 187 id. 9; People’s Gas Light Co. v. Stuckart, 286 id. 164; Cooley on Taxation, — 3d ed. — 166.) Fraud in the valuation of property for the purposes of taxation cannot be presumed but must be proved by sufficient evidence. The mere fact of over-valuation will not establish fraud, but if it be so excessive and made under such circumstances as to justify the conclusion that it was not honestly made and was known to be excessive, such facts are evidence of fraud. The assessor and the board of review have a right to take into consideration their own knowledge and information acquired by their investigations, and may compare the value of the property in question with that of other property of the same character, so as to form an honest judgment as to the value to be fixed. (People v. St. Louis Merchants Bridge Co. 291 Ill. 95.) The presumption is that the tax is just and that the officers levying it have discharged their duties. This presumption can be overcome only by clear and explicit testimony. (People v. Chicago, Burlington and Quincy Railroad Co. 290 Ill. 327; In re Maplewood Coal Co. 213 id. 283.) The burden is upon the objector to establish fraud by clear and sufficient evidence.

The question of fact involved here is whether or not the board of review, by making this horizontal raise of thirty per cent on the property in these cities, has increased the valuation of the property to such an extent as to cause it to be taxed upon a greater ratio of its actual value than is the property in the other taxing districts of the county, and if this be so, whether the circumstances were such as to constitute proof of fraud in law. Whether or not there was an arbitrary and grossly excessive valuation upon the property in Highland Park and Lake Forest when compared with the values fixed in other taxing districts of the county depends upon whether the property in those cities is by this raise required to pay more than its just proportion of the taxes to be levied. This, in turn, depends upon whether the increased valuation for assessment purposes as to such property is greater in proportion to its actual value than the ratio which the valuation for assessment purposes of property in other taxing districts of the county bears to the actual value of such last mentioned property. In order to determine this, the actual value of the property in the various districts of the county must be known. In order that a difference in such value constitutes fraud on the part of the board of review it must’ be shown to have been so great and its existence so evident as to overcome the presumption that the board acted with honest motives and exercised honest judgment in determining the values fixed by it. It is not contended that the horizontal raise of thirty per cent in this case brings the valuation of the property for assessment purposes above its actual value.

The assessor of Deerfield township testified that he placed the valuation for assessment purposes at fifty per cent of what, in his judgment, was the actual fair cash value of the property assessed; that he did this both as to property inside these cities and in Deerfield township outside. It is not shown how other assessors of the county fixed the valuation of 'lands for taxing purposes except by the testimony of the assistant supervisor of assessments, who stated that he told all assessors to put the taxing valuation at fifty per cent of the actual value. It may be assumed that this was done. Since the assessor testified that he fixed the valuation for taxing purposes at fifty per cent of the actual value according to his judgment, it may be said that his testimony amounted to evidence that the actual value of the property in Highland Park and Lake Forest was, according to his judgment, twice the value taken for assessment purposes.

William C.

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Bluebook (online)
139 N.E. 113, 307 Ill. 556, Counsel Stack Legal Research, https://law.counselstack.com/opinion/people-ex-rel-bracher-v-millard-ill-1923.