TIF Does Not Redirect Existing Tax Revenue From Your Community
The most common constituent concern about TIF is that it takes tax money away from schools and services. That is not how it works. Nebraska TIF captures only the increase in property taxes generated by new development — the excess value above the base. The base value of taxes continues flowing to every taxing body as usual: city, county, school district, community college, and others. Any interest and penalties on delinquent taxes go to the taxing bodies, not to the TIF fund. Under the Community Development Law, every TIF project must undergo a cost-benefit analysis demonstrating the project would not happen without TIF assistance. And under proposed LB 1168, conduit revenue bonds would not be general obligations of the CRA, and taxpayer agreements would place the shortfall risk entirely on the developer. Your constituents’ existing services remain fully funded.
TIF Expertise: Common Pitfalls for Nebraska City Council Members to Avoid
Nebraska’s governing body members vote on two critical TIF decisions: the substandard and blighted declaration and the redevelopment plan approval. Here are common pitfalls to watch for before casting those votes. Pitfall 1: Voting Without Understanding the Blight Findings The[…]
Structuring Your TIF: What It Means for Nebraska and City Council Members
When a TIF redevelopment plan comes before your Nebraska governing body, the structuring details determine whether the deal delivers real community value while protecting public funds. Understanding how TIF Bonds are structured for capital provider purchase helps you evaluate the[…]
TIF Overview for Nebraska City Council Members
As a Nebraska governing body member, you vote on substandard and blighted declarations and redevelopment plan approvals — decisions that shape your community’s development trajectory. Here is a high-level overview of how TIF works under the Community Development Law and[…]
Download the Plain-Language Nebraska TIF Guide
You should not have to vote on a TIF redevelopment plan without understanding exactly what you are approving. Our free Nebraska TIF Guide for Council Members explains the Community Development Law in clear, non-technical language — covering how TIF works, what the blight declaration means, how the cost-benefit analysis protects your community, and what proposed changes under LB 1168 would mean for your city’s risk profile. Download it before your next governing body session.
Your Role in Nebraska’s TIF Process
As a member of the governing body, you vote to declare areas substandard and blighted after a public hearing, approve redevelopment plans that authorize the tax division, and ensure the CRA’s activities serve the community’s long-term interests. Before any vote, you will have access to the blight study, the planning commission’s recommendation, the cost-benefit analysis, and the proposed redevelopment plan. The CRA must provide at least 30 days’ written notice before accepting a redevelopment contract. Public notice must be published and mailed to neighborhood associations and affected political subdivisions. These procedural safeguards exist to ensure transparency, and your job is to hold the process accountable. Developer-backed TIF Bonds make the risk evaluation simpler: the developer pays, the community benefits, and the city holds no debt.
Have Questions Before Your Next TIF Vote? We Can Help.
Every council member deserves clarity before voting on a TIF resolution. Hageman Capital provides free educational support to Nebraska governing body members — helping you understand the Community Development Law framework, review the safeguards built into developer-backed TIF Bonds, and prepare clear talking points for constituent conversations. We work alongside your city’s CRA and advisors, never in place of them. Connect with Whitney Peterson, our Director of Government Relations, for a no-obligation conversation.