Tax Increment Financing

Tax increment financing (TIF) is a financial tool for redevelopment and community improvement projects used throughout the United States. TIF uses future gains in taxable valuation and taxes to finance the improvements that will create those gains. Increased tax revenues are the “tax increment.”

The fundamental purpose of tax increment financing is to encourage desirable development or redevelopment that would not otherwise occur but for the assistance provided. TIF does not involve any out-of-pocket expense for government units. Rather the original taxable value of property in a TIF district remains “frozen” for the period of the financing. Local government units continue to receive property taxes based upon the “frozen” taxable value.

NDCC Chapter 48-58 Urban Renewal Law allows for tax increment financing in two forms:

  1. a tax increment, derived from the property tax differential between the original taxable value of the property in a development or renewal area compared to its taxable value after improvement, is diverted to a special fund dedicated to debt service on bonds or a loan associated with development costs, or
  2. as a 15-year property tax exemption.

The City of Mandan has a TIF policy which outlines the criteria and thresholds for TIF assistance as well as the application and review process.