For Municipal Leaders

Your guide to new state TIF legislation

Tax Increment Financing is one of the most powerful economic development tools available to municipal leaders — and new legislation is expanding access across the country. Whether you're a mayor, economic development director, council member, or municipal financial advisor, this hub is your starting point: how TIF works in your state, what it means for your role, and how to use it to attract investment, grow your tax base, and build a stronger community.

By State

The legislation, state by state.

Mississippi — SB 2846 Effective July 1, 2026: voluntary taxpayer agreements let developers, not cities, guarantee TIF bond repayment — with lien priority on par with property taxes. Municipalities can greenlight development without pledging public credit. Tennessee — SB 1760 Taxpayer agreement liens now take first-priority position over any existing or future mortgage, enforceable as property taxes — a fundamental upgrade to how TIF risk is allocated across both housing authority and industrial development board paths. Kansas — HB 2737 The Taxpayer Agreement Act adds a conduit bond structure to one of the country's most flexible TIF frameworks — cities issue TIF bonds without pledging general credit, with developer-backed repayment enforceable like property taxes. Nebraska — LB 1135 Signed April 2026: conduit revenue bonds and taxpayer agreements under the Community Development Law shift project risk from the CRA to the developer — with taxpayer agreement liens at parity with property tax liens.
The strongest incentive you can offer a developer
Project Shot · District

The Growth Engine

The strongest incentive you can offer a developer

When a developer evaluates a new project, the math has to work — and in an environment of elevated construction costs and tightening capital markets, it often doesn't without a meaningful incentive. TIF changes that equation: by capturing the future tax revenue generated by new development and redirecting it to offset project costs, TIF makes feasible the projects that would otherwise sit on the sidelines. More development, more jobs, and a permanently expanded tax base — without drawing on existing public funds. TIF isn't a giveaway. It's one of the few incentive tools that pays for itself.

  • Outright purchase of TIF and incentive bonds at competitive valuations
  • Flexible structuring across the capital stack, from senior to gap funding
  • Decisive diligence — most valuations returned within days, funded in weeks
  • Discretion and continuity from first call through closing
Your bridge between city hall and the development community
Team · Expertise

City Hall ↔ Development

Your bridge between city hall and the development community

Municipal leaders and developers want the same thing — a project that gets built. The gap between a developer's capital needs and a municipality's appetite for risk can stall even the most promising opportunities. Hageman Capital exists to close that gap, working alongside municipal leaders as a free resource with legal fluency, real estate expertise, and deep TIF structuring knowledge. When a TIF bond is structured correctly and exchanged for immediate upfront capital, the project moves forward:

  • Your community gets the development, the jobs, and long-term tax base growth
  • The developer gets the financing certainty they need to build
  • Your municipality carries none of the capital burden

Let's Build Your TIF Strategy Together

Every municipality is different — different goals, different development pipeline, different political environment. A one-size-fits-all approach to TIF doesn’t work. That’s why Hageman Capital offers complimentary, customized TIF consultations for municipal leaders and their teams. There’s no obligation and no cost. Our only goal is to be a resource — one that simplifies the process, answers your hardest questions, and helps you move forward with confidence. Whether you’re exploring TIF for the first time or ready to structure your first bond, we’re here to help.

Prefer to reach us directly?

capital@hagemancapital.com