The answer, like life itself, is complicated.
Because our findings were controversial, because the effect of TIF was unsettled in the academic literature, and particularly because we wanted to pursue the possibility of a negative cross relationship between growth in the TIF district I and growth outside the TIF district G , we undertook a second study Dye and Merriman 2003.
Observing high growth in an area targeted for development is unremarkable.
User Log In Create Account. One method is called tax increment financing. Its usage is widespread: Most of the TIF growth occurs in the first several years, and growth rates decline an average of about 1 percent per year after the initial surge. This form of TIF requires a developer to absorb some of the risk, in that the developer is required to invest its own capital in infrastructure costs.How TIF Works
Skip to main content. Dye, Richard F.
And while TIF is not a direct tax increase, it may lead to higher rates or service cuts elsewhere, if the city plans on bringing in the same general property tax revenue as before TIF.
Rather than simply collecting the increased taxes from TIF district properties, the city splits the property tax revenues into two streams.
Although the site was centrally located and well positioned along major thoroughfares, because of the significant environmental remediation required, the private sector would not invest. It is also necessary to take into account the potential for reverse causality.
Many bonds are revenue-backed; that is, they are not backed by the full faith and credit of the sponsoring government.
Some criticize TIF, saying it results in taxpayer subsidies for private business. Finally, critics also say that TIF leaves taxpayers vulnerable if developers change their mind or back out of the project.
Yet in cities, affluent white neighborhoods and high-poverty black ones are outliers, resisting the fragmentation shown with other types of neighborhoods. On average and overall, is TIF adoption associated with increased growth in municipal property values?
Journal of Urban Economics 47: But how effective is it, really? Today it is not uncommon for TIF to finance development in suburbs and even rural areas.
An important finding is that TIF has different impacts when land use is considered.
After reviewing available research on the implementation and impacts of TIF, Merriman concludes that the mechanism, while helpful in some ways, leaves a lot to be desired. A TIF is most appropriately used when land uses are up-zoned and when there is strong market demand. Property tax records are public information, and can be obtained for particular companies within the district by contacting the city or county.