Impact DataSource prepares analyses and financial projections for residential and commercial developments and special taxing districts, including tax increment financing districts (TIFs), public improvement districts (PIDs) or municipal utility districts (MUDs), along with analyses for land development agreements.
In addition, Impact DataSource prepares analyses of sales, property, hotel occupancy and other tax rebate requests on development projects from cities, counties and other local taxing districts.
Impact DataSource has performed over 2,500 economic and fiscal impact analyses of firms and projects in 26 states and including more than 100 analyses of large and small developments.
The economic impact portion of our studies estimates development and other costs and measures the economic impact of a project during construction and over 25 years or more after build out. The impacts include economic output, jobs and salaries as well as the value property added to tax rolls, taxable sales, lodging sales and other impacts.
These economic impacts are translated into fiscal impacts or costs and benefits for local taxing districts, including new and existing special taxing districts during construction and upon build-out. The fiscal impacts include projections of sales, property, hotel occupancy and other taxes; revenues from permits and fees; charges for services; and other revenues, along with costs for local taxing districts to provide services to the new development. The analysis can include estimates of taxes that the developer may want abated or rebated or infrastructure costs that the developer may want reimbursed.
Our studies of development projects include projections of the revenues and costs for special taxing districts, such as TIFs, PIDs, MUDs, other special taxing districts, along with analyses for land development agreements.
These studies can answer the following questions for cities:
- Should the city pay for $X million in infrastructure for this development?
- Will the city’s rate of return on this investment in infrastructure be sufficient? How long will it take the city to get its money back?
- What will be the city costs and benefits from the development?
- Should the city rebate sales, hotel, and hotel occupancy taxes to reimburse the developer for infrastructure costs? How much should the city rebate these taxes?
- Can the city afford to annex the existing residential or commercial development?
- When can the city annex the new development, without increasing its property tax rates?
- Should the city approve the development agreement? Is this a good deal for the city?
- Should the city lease airport land to the developer at discounted rates?
For the developer, these studies will allow for them to request incentives from local taxing districts, approval of development agreements and approval of the formation of TIFs, PIDs, and MUDs. These studies can answer the following questions for developers:
- When can a special taxing district issue bonds for them to recover their development costs?
- What tax rate will be needed for a MUD to pay its debt service and service costs?
- How long it will take the developer to recover development costs through city and county tax rebates?
- Will a ground lease at the airport be economically feasible for the project?
Types of development projects that Impact DataSource has analyzed:
- Residential developments
- Mixed-use developments
- Downtown developments
- Commercial developments
- Industrial developments
- Industrial parks
- Shopping centers
- Retail developments
- Annexation analyses
- Development agreements
- Public infrastructure and municipal services to support planned private development
Types of special taxing districts analyzed:
- Tax increment financing (TIF) districts
- Public improvement districts (PID)
- Municipal utility districts (MUD)
- Water control and improvement districts
- Other special taxing districts
Analysis of incentives being requested for development projects including:
- Cash and related incentives
- Tax abatement
- Rebates including:
- Sales tax
- Property tax
- Hotel occupancy
Impact DataSource’s development reports are affordable and prepared by experienced economists and can be completed quickly. Contact us to discuss your project.
Here is an outline of our process:
- The client provides information on the project.
- Impact DataSource collects local tax and other rates and information on special taxing districts.
- Impact DataSource conducts additional research as needed.
- Impact DataSource prepares a report to meet your purpose including projections of economic impacts and fiscal impacts and other financial projections.
- Impact DataSource will present the findings to public officials if requested by the client.