You know the pressure: a qualified developer is evaluating your community alongside two or three competing markets, and the deal hinges on who can put together the strongest incentive package the fastest. Mississippi’s new TIF Bond legislation gives you that edge. Developer-backed TIF Bonds are structured so the bond obligation sits with the developer — not your city — and is repaid solely from the incremental property tax revenue the completed project generates. That means you can offer developers a meaningful financial incentive without overcommitting public resources or navigating months of internal debate. With the addition of taxpayer agreements under SB 2846, developers are now contractually obligated to cover any shortfall in increment, giving you and your council the assurance that the municipality is protected. It’s the kind of incentive that keeps developers at the table and moves projects forward.

For Economic Development Directors, TIF isn’t just about closing one deal — it’s about building a repeatable system for attracting investment and growing your community’s tax base year over year. Under Mississippi’s Redevelopment Act, your municipality can capture the increase in ad valorem taxes (and, where applicable, sales tax) generated by a new development for up to 30 years. That increment funds the project’s eligible costs — infrastructure, site preparation, public improvements — while the original assessed value continues flowing to all taxing jurisdictions as usual. The process starts when a developer approaches your office, moves through project evaluation and redevelopment plan preparation, requires a public hearing and governing body approval, and culminates in a TIF Bond issuance that the developer assigns to a capital provider like Hageman Capital. The result: your developer gets upfront construction capital, your community gets a completed project, and your tax rolls grow with no municipal debt on the books.