Mississippi TIF
Mississippi municipalities can now enter into voluntary taxpayer agreements that let developers, not cities, guarantee TIF bond repayment. Under SB 2846, effective July 1, 2026, these agreements carry lien priority on par with property taxes, giving municipalities a powerful new way to greenlight development without pledging public credit. If your community is weighing its first TIF project, the rules just changed in your favor.
Tennessee TIF
Tennessee gives municipalities two paths to TIF: through housing authorities for blighted areas, or industrial development boards for broader commercial projects. With the passage of SB 1760, taxpayer agreement liens now take first-priority position over any existing or future mortgage, and obligations are enforceable as property taxes. For cities that have used TIF before, this is a fundamental upgrade to how risk is allocated. For those that haven’t, it removes the biggest barrier to getting started.
Kansas TIF
Kansas has one of the most flexible TIF frameworks in the country, allowing cities to capture not just property tax increment but also local sales tax and franchise fee revenue. The newly signed Taxpayer Agreement Act (HB 2737) adds a conduit bond structure that lets cities issue TIF bonds without pledging general credit — the developer backs repayment, and delinquent payments are enforceable like property taxes. It’s a new option built specifically for developer-driven projects.
The Strongest Incentive You Can Offer a Developer
When a commercial real estate developer evaluates a new project, the math has to work — and in today’s environment of elevated construction costs and tightening capital markets, it often doesn’t without a meaningful incentive. Tax Increment Financing changes that equation. By capturing the future tax revenue generated by new development and redirecting it to offset project costs, TIF makes projects feasible that would otherwise sit on the sidelines. For municipal leaders, that means more development, more jobs, and a permanently expanded tax base — all without drawing on existing public funds. TIF isn’t a giveaway. It’s a growth engine. And it’s one of the few incentive tools that pays for itself.
Your Bridge Between City Hall and the Development Community
Municipal leaders and commercial real estate developers want the same thing — a project that gets built. But 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.
We work alongside municipal leaders as a free resource — bringing legal fluency, real estate expertise, and deep TIF structuring knowledge to help your team understand exactly what developers need to say yes to a project, and how to structure a TIF bond that delivers it without exposing your municipality to undue risk. When a TIF bond is structured correctly and a developer can exchange it for immediate upfront capital, the project moves forward. Your community gets the development, the jobs, and the long-term tax base growth. The developer gets the financing certainty they need to build. And your municipality carries none of the capital burden.
That’s not a compromise. That’s what a well-structured TIF is designed to do — and it’s what we help you achieve.
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. Reach out today and let’s start the conversation.