Senate Bill 2846: What Mississippi Municipal Leaders Need to Know
Signed into law during the 2026 legislative session, SB 2846 amends Mississippi’s Tax Increment Financing Act (Section 21-45) to authorize voluntary Taxpayer Agreements between municipalities and developers. These agreements create a contractual payment obligation backed by the developer — not the municipality’s credit or taxing power. The law also introduces optional lien security with ad valorem tax parity, conduit bond authority, and a clear statutory framework ensuring these obligations do not constitute public debt. For municipal leaders, this means a structured, legally sound path to incentivize development with zero exposure to your city’s general fund.
Education For Municipal Leaders
For Mayors
You need development wins you can stand behind. Developer-backed TIF Bonds let you champion new investment in your community — with the confidence that no public dollars are at risk. Learn how to lead the conversation with your council, your constituents, and your developers.
For Economic Development Directors
SB 2846 adds a new structuring tool to your incentive toolkit — one that can close the gap between a developer’s ask and what your municipality can comfortably offer. Understand how Taxpayer Agreements, lien provisions, and conduit bonds work together to get deals done.
For City Council Members
When a TIF Bond resolution comes to a vote, you need to understand exactly what you’re approving — and how to explain it to your constituents. Developer-backed TIF Bonds are structured so your city holds no debt and carries no credit risk. Get the clarity you need to vote with confidence.
For Financial Advisors
SB 2846 introduces Taxpayer Agreements with optional lien security, conduit issuance authority, and clear statutory guardrails around public debt exclusion. You need to understand how these instruments interact with existing obligations, overlapping taxing jurisdictions, and long-term fiscal planning. This is the technical deep dive.
Structuring Your TIF: What It Means for Mississippi and Municipal Finance Advisors
When Mississippi’s SB 2846 takes effect on July 1, 2026, it will reshape how municipalities structure Tax Increment Financing. For municipal financial advisors — the professionals responsible for evaluating every bond issuance, every incentive structure, and every long-term obligation —[…]
Structuring Your TIF: What It Means for Mississippi City Council Members
If you serve on a city council in Mississippi, there is a good chance someone — a mayor, an economic development director, or a commercial real estate developer — is going to put a TIF proposal on your desk soon.[…]
Structuring Your TIF: What It Means for Mississippi Economic Development Directors
Mississippi’s TIF landscape is changing. With Senate Bill 2846 set to take effect July 1, 2026, economic development directors across the state now have access to a more flexible, lower-risk approach to structuring Tax Increment Financing. The legislation introduces voluntary[…]
Structuring Your TIF: What It Means for Mississippi Mayors
Mississippi mayors have long understood that attracting quality development is one of the most important things they can do for their communities. More development means more jobs, a stronger tax base, and a higher quality of life for residents. But[…]
TIF Expertise: Common Pitfalls for Mississippi Municipal Financial Advisors to Avoid
Mississippi’s Tax Increment Financing framework — strengthened by the passage of Senate Bill 2846 — gives municipalities a powerful new tool for attracting commercial real estate development without exposing public credit. But for municipal financial advisors, the opportunity comes with[…]
TIF Expertise: Common Pitfalls for Mississippi City Council Members to Avoid
As a City Council Member in Mississippi, you’ll soon face a vote that carries real weight — approving a developer-backed TIF Bond under the state’s new legislation, Senate Bill 2846. TIF is a powerful tool for community growth, but only[…]
How Does TIF Compare to Other Mississippi Incentives?
Mississippi municipalities have access to a range of development tools — from the Major Economic Impact Act and Historic Tax Credits to fee-in-lieu agreements and ad valorem exemptions. But none of them do what a developer-backed TIF Bond does: generate a direct, project-specific capital infusion for the developer while creating zero credit exposure for the municipality. Download our free guide to the benefits of TIF bonds, eligibility requirements and the step by step process for issuing a TIF incentive to developers.
Developer-Backed TIF Bonds, Structured by the Experts
Hageman Capital is the nation’s leading purchaser of developer-backed TIF Bonds — and a free resource for the municipalities that make them possible. Our team brings deep legal, financial, and real estate expertise to every TIF Bond engagement, helping municipal leaders navigate the structuring process from Taxpayer Agreement through bond issuance. We understand Mississippi’s TIF Act inside and out, including the new SB 2846 provisions, and we work alongside your team to ensure every bond is structured to maximize community benefit while maintaining full statutory compliance. When a developer approaches your city with a TIF request, we’re the expert in the room — at no cost to you.
Let's Build a TIF Strategy for Your Community
Every municipality is different — and so is every TIF Bond. Whether you’re fielding your first developer inquiry or looking to refine your approach under the new legislation, Hageman Capital’s team is here to help. We’ll work with you to evaluate project feasibility, structure Taxpayer Agreements, and connect the dots between your development goals and the capital that makes them happen. This consultation is completely free. Our goal is simple: to be the resource that makes TIF easy for Mississippi municipalities.