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Calcimator

Tax Increment Financing (TIF) Calculator

Project TIF revenue from assessed value growth, calculate bond capacity, and analyze tax increment over the district lifetime.

Inputs

$
$
years

Results

Total TIF Revenue

$20,272,725.00

≈ 48 average U.S. homes

Est. Bond Capacity

$12,024,328.00

≈ 29 average U.S. homes

Value Increment$40,000,000.00
First Year Revenue$600,000.00
Avg. Annual Revenue$810,909.00
Net TIF Revenue$19,259,089.00
Admin Costs (total)$1,013,636.00
Total Taxes Generated$24,022,725.00
How to Use This Calculator
  1. Enter Base Assessed Value, Projected Assessed Value, and Combined Tax Rate.
  2. Set TIF Duration, Annual Value Growth, and Bond Interest Rate.
  3. Adjust Increment Capture Rate, Administrative Costs as needed.
  4. Review Total TIF Revenue ($) and Est. Bond Capacity ($).
  5. Use Value Increment ($) and First Year Revenue ($) to inform your decision.

How the result changes with TIF Duration

TIF DurationTotal TIF RevenueEst. Bond Capacity
8$5,237,227.00$4,318,019.00
16$11,579,464.00$8,130,242.00
25$20,272,725.00$12,024,328.00
32$28,370,272.00$14,884,544.00

What each input means

Base Assessed Value
Total assessed value of properties in the TIF district at the time of creation.
Projected Assessed Value
Expected total assessed value after redevelopment is complete.
Combined Tax Rate
Combined property tax rate (millage) applied to assessed value. Include all overlapping districts.
TIF Duration
Lifetime of the TIF district. Typical range is 15-30 years.
Annual Value Growth
Expected annual appreciation of assessed values within the district.
Bond Interest Rate
Interest rate for TIF bonds backed by increment revenue.
Increment Capture Rate
Percentage of the tax increment captured by the TIF district (some jurisdictions share with schools).
Administrative Costs
Percentage of TIF revenue consumed by district administration.

How this is calculated

Worked example, using the default values

  1. Identify Input Parameters
    4 parameters
    Base Assessed Value = 10000000, Projected Assessed Value = 50000000, Combined Tax Rate = 1.5, TIF Duration = 25 = 8 input(s) provided
  2. Calculate Total TIF Revenue
    Total TIF Revenue
    20272725 = $20,272,725
  3. Calculate Est. Bond Capacity
    Est. Bond Capacity
    12024328 = $12,024,328
  4. Calculate Value Increment
    40000000 = $40,000,000
  5. Calculate First Year Revenue
    First Year Revenue
    600000 = $600,000

Engine last updated . Checked against 2 independently-derived tests — how we verify calculators.

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