Will County property record for 23865 W Bluff Rd, Channahon, IL 60410
| Property Type | Commercial |
|---|---|
| Lot Size | 16.4 acres (714,820 sqft) |
| Owner | Company Name on File |
| Tax Bill | $103,830 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 04-10-15-101-001 |
| Primary APN | 04-10-15-101-001 |
|---|
| Lot Area | 714,820 sqft (16.4 acres) |
|---|
| Street Address | 23865 W BLUFF RD |
|---|---|
| City | CHANNAHON |
| State | IL |
| Zip | 60410-8621 |
| Property Category | Commercial |
| Property Type | Commercial > Retail |
| Legal Description | LOT 1 IN LOVE'S CHANNAHON SUB, BEING A SUB OF PRT OF THE NW1/4 OF SEC. 15, T34N-R9E. |
| Legal Range | 09E |
| Legal Township | 34N |
| Legal Section | 15 |
| Legal Subdivision | LOVE'S CHANNAHON SUB |
| Legal Lot Number | 1 |
| Jurisdiction | WILL IL |
| Township / Civil Division | CHANNAHON |
| Census Block Group | 2 |
| Census Block | 2030 |
| Census Tract | 883306 |
23865 W Bluff Rd, a commercial property, is owned by a company.
Source: Will County records, as of August 24, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | PO BOX 5256, OAK BROOK, IL 60522-5256 |
| Owner Type | Company |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | Name on Deed |
|---|---|
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 23865 W Bluff Rd was $103,830.
Source: Will County assessment roll, as of August 24, 2026
| Type | Name |
|---|---|
| State | Illinois |
| Municipality | Channahon Village |
| County | Will County |
| County Subdivision | Channahon Township |
| Elementary School District | Channahon School District 17 (PK - 08) |
| Secondary School District | Minooka Community High School District 111 (09 - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2025 | $103,830.00 | $1,243,913 (-) Land $190,341 Building $1,053,572 | $3,731,739 (-) Land $571,023 Building $3,160,716 |
| 2024 | $1,243,913 Land $190,341 Building $1,053,572 | $3,731,739 Land $571,023 Building $3,160,716 | |
| 2022 | $106,995.00 | $1,243,913 Land $190,341 Building $1,053,572 | $3,731,739 Land $571,023 Building $3,160,716 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 23865 W Bluff Rd in Zone X, an area of minimal flood risk, though there have been 8 flood claims nearby since 1984.
Source: FEMA National Flood Hazard Layer, effective June 11, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 5 in force |
| Nearby Flood Claims | 8 (1984–2019) |
| Claims Outside the SFHA | 2 of 8 |
| Most Recent Claim | Sep 2019 · river or lake flooding |
| Claims by Event |
|
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Wildfire risk around 23865 W Bluff Rd is low, with a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 80% of the US · above 71% of Illinois |
|---|---|
| Wildfire Likelihood | 0.01% annual chance |
| Exposure | None beyond ember reach |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: FCC Broadband Data Collection, based on 3 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Starlink Satellite | 280 / 30 |
| AT&T Fixed Wireless · DSL in parts of the area | 100 / 20 |
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