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Tax Increment Financing: How Does it Aid Public Entities and Businesses?

Tax Increment Financing (TIF) is a public financing tool used by local governments to fund economic development projects, typically in blighted or distressed areas.

Under TIF, the government sets up a special financing district in a designated area and freezes the property tax revenue generated by the district at its current level. Any increase in property values and resulting tax revenue is redirected into a special fund, which is then used to finance public infrastructure improvements or other projects within the district.

The idea behind TIF is that the increased property values resulting from the public investment will generate more tax revenue in the future, which can then be used to pay back the initial investment. TIF is intended to incentivize private investment in blighted areas by improving the physical and economic environment of the area, which can lead to increased economic activity and job creation.


TIF has been controversial, with critics arguing that it diverts tax revenue away from other public services and can lead to gentrification and displacement of low-income residents. Supporters argue that TIF is an effective tool for spurring economic development in areas that would otherwise remain blighted and that the benefits outweigh the costs.


If you are a developer or business owner who is considering using TIF to finance a project, it is important to understand how it works and to weigh the costs and benefits to decide if it is the right tool for your project.


Businesswoman with a calculator

What are the benefits of Tax Increment Financing? Tax Increment Financing (TIF) can be a powerful tool for generating revenue that can be used to fund projects that would otherwise be unfunded, and promote economic development and investment in a designated area. The benefits of TIF include:

  • Promoting economic development: TIF can be used to finance the construction or redevelopment of public infrastructure such as roads, water and sewer systems, and public buildings. This can encourage private investment in the area, which can stimulate economic growth and create jobs.

  • Increasing property values: TIF can be used to fund improvements to public spaces, such as parks and streetscapes, which can enhance the attractiveness of the area and increase property values.

  • Stimulating private investment: TIF can be used to provide financial incentives to developers or businesses to locate or expand in the designated area, which can create jobs and generate new tax revenues.

  • Creating public amenities: TIF can be used to fund public amenities, such as museums, theaters, or cultural centers, which can enhance the quality of life for residents and attract visitors.

  • Encouraging sustainable development: TIF can be used to promote sustainable development by financing the use of energy-efficient building materials, renewable energy systems, and green infrastructure.

  • Reducing blight: TIF can be used to revitalize blighted or underutilized areas by providing funds for demolition, site clearance, or redevelopment. This can improve the overall appearance of the area and make it more attractive to private investment.

Overall, the benefits of TIF can include job creation, increased tax revenues, improved quality of life, and sustainable development. However, it's important to note that TIF may not be suitable for every community or project, and careful planning and evaluation are necessary to ensure its effectiveness.


What are the drawbacks of Tax Increment Financing to Public Entities? While TIF can be an effective tool for revitalizing blighted areas and spurring economic growth, it also has some drawbacks. Here are some of the most significant drawbacks of Tax Increment Financing:

  • Risk of displacement: TIF projects often involve the acquisition and demolition of existing buildings and properties, which can displace residents and businesses. This can be a significant problem, especially in low-income communities, where there may be few affordable housing options or alternative locations for businesses to relocate.

  • Opportunity costs: TIF projects divert tax revenue from other public services, such as education, public safety, and infrastructure. This can be a significant opportunity cost, especially in communities where these services are already underfunded.

  • Lack of transparency and accountability: TIF projects are often managed by unelected officials, and there may be limited public input or oversight. This can lead to concerns about transparency and accountability, as well as potential conflicts of interest.

  • Inequality: TIF projects often benefit private developers and large corporations, rather than the local community. This can exacerbate economic inequality and undermine the goal of revitalizing blighted areas.

  • Fiscal risks: TIF projects can be risky and may not generate the expected returns. If the project fails to generate the expected tax revenue, the local government may be left with a significant debt burden.

Money bag

How Can Tax Increment Financing Benefit your Business? Businesses can benefit from Tax Increment Financing (TIF) in several ways:

  • Access to funding: TIF can provide businesses with access to funding that may not be available through traditional lending sources. TIF funds can be used to support business development, such as financing the construction or renovation of a building, purchasing equipment, or covering operational expenses.

  • Reduced costs: TIF can be used to reduce the costs of development projects. For example, TIF can be used to pay for public infrastructure improvements, such as roads or utilities, that would normally be the responsibility of the developer. This can lower the overall cost of the project and increase the developer's return on investment.

  • Increased visibility: TIF-funded projects are often high-profile and can generate media attention and public interest. This can help businesses increase their visibility and promote their brand.

  • Economic benefits: TIF-funded projects can contribute to the economic growth of an area, which can create a more favorable business environment. For example, TIF can be used to finance improvements to public spaces, such as parks and streetscapes, which can enhance the attractiveness of the area and increase foot traffic to local businesses.

  • Competitive advantage: TIF can provide businesses with a competitive advantage by lowering their costs and increasing their visibility. This can help businesses attract customers, retain employees, and compete more effectively with other businesses in the area.

What are the drawbacks of Tax Increment Financing to Businesses? Tax Increment Financing can be an invaluable tool for developers and business owners, but it also has some drawbacks that should be considered. Here are some of the most significant drawbacks of Tax Increment Financing for businesses and developers:

  • Complexity: TIF projects can be complex and time-consuming, requiring significant upfront investment in planning, design, and construction. This can be a significant barrier for smaller businesses and developers, who may not have the resources or expertise to navigate the TIF process.

  • Uncertainty: TIF projects often involve significant uncertainty, particularly around the amount and timing of tax revenue generated by the project. This can make it difficult for businesses and developers to secure financing and plan for the future.

  • Stringent requirements: TIF projects often have stringent requirements for businesses and developers, such as minimum investment thresholds or job creation targets. Meeting these requirements can be challenging, particularly in areas with limited demand or economic opportunity.

  • Limited benefits: TIF projects may not provide significant benefits to businesses and developers beyond the initial financing. While TIF can provide a source of funding, it may not lead to sustained economic growth or profitability.

  • Competition: TIF projects often involve significant competition among businesses and developers for limited resources. This can make it difficult for smaller businesses and developers to compete with larger, more established firms.

Businesses and developers should carefully consider these risks and work with local governments to ensure that TIF projects are structured to maximize their benefits.


Is Tax Increment Financing right for your business? When considering whether Tax Increment Financing (TIF) is the right solution for your business, there are several factors that businesses should consider:

  • Understand the TIF process: Businesses should familiarize themselves with the TIF process and the specific requirements of the program. This can involve researching local TIF programs, attending informational sessions, and consulting with local officials or TIF experts.

  • Eligibility: Businesses should determine whether they are eligible for TIF financing based on the specific requirements of the program. TIF programs may have specific eligibility criteria related to the type of business, location, or size of the project.

  • Financial viability: Businesses should carefully evaluate the financial viability of their project and determine whether TIF financing is necessary to make the project feasible. This can involve conducting a financial analysis of the project, including an assessment of the expected costs, revenues, and profitability. TIF financing may not be the best option if the project can be funded through other sources, such as bank loans, private equity, or crowdfunding.

  • Risk assessment: Businesses should assess the risks associated with TIF financing and determine whether they are willing and able to assume those risks. This can involve evaluating the level of uncertainty associated with the project, including changes in regulatory requirements, unexpected costs, the timing and amount of tax revenue generated by the project, as well as potential changes in market conditions.

  • Project timeline: Businesses should consider the timeline for their project and whether TIF financing can be secured in time to meet critical milestones. TIF financing may involve a lengthy application and approval process, which can delay the start of the project.

  • Community impact: Businesses should evaluate the potential impact of their project on the local community and determine whether TIF financing is consistent with their values and mission. TIF projects may have significant impacts on the local community, including changes to the built environment, displacement of residents or businesses, and changes in property values.

Overall, when considering whether TIF financing is right for your business, carefully evaluate your project, assess the risks and benefits, and determine whether it aligns with your values and mission.


Wrap Up Tax Increment Financing (TIF) can be an invaluable tool for developers and business owners looking to finance development projects, but it is important to weigh the costs and benefits before deciding if it is right for your project. When considering Tax Increment Financing (TIF), businesses should keep in mind the following tips:

  • Develop a strong business plan: Businesses should develop a strong business plan that demonstrates the viability of their project and outlines their strategy for using TIF financing. The business plan should include a detailed description of the project, the expected costs and revenues, and the expected economic impact of the project.

  • Engage with the local community: Businesses should engage with the local community and stakeholders to build support for their project and ensure that it aligns with community values and priorities. This can involve holding public meetings, participating in community events, and working with local officials and organizations.

  • Seek professional guidance: Businesses should consider seeking professional guidance from attorneys, accountants, or financial advisors with experience in TIF financing. This can help businesses navigate the complex TIF process and ensure that their project is structured in a way that maximizes the benefits of TIF financing.

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