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Historic Rehab Credit Calculator
Historic rehab tax credit provides 20% subsidy for certified rehabs.
Total credit value (syndicated)
$4,860,000
Federal 20% credit
$2,400,000
State credit
$3,000,000
How the math works
Federal credit = QRE × 20%. State = QRE × state %. Syndicated value = (federal + state) × yield.
$12M × 20% = $2.4M federal + $12M × 25% = $3M state = $5.4M credit × $0.90 = $4.86M syndicated value.
How to Use
- Enter qualified rehab expenditures.
- Enter soft cost %.
- Enter state HTC % (if any).
- Enter syndication yield $/credit.
- Read federal + state credit value.
Frequently Asked Questions
What is the HTC?
Historic Tax Credit: 20% federal income tax credit for qualified rehabilitation expenditures on certified historic structures. Structure must be listed on National Register of Historic Places. Rehab must be 'substantial' (at least greater of adjusted basis or $5,000) and meet Secretary of Interior's Standards. Pre-2018: taken in year placed in service. Post-2018: spread over 5 years.
Qualified rehab expenditures?
QREs include: construction labor, materials, architectural/engineering, developer fees (reasonable). Excludes: acquisition, new construction (non-historic), personal property, parking lots, bike racks, furniture. Typical QRE = 60-85% of total project cost for historic rehabs. Higher in rehabs of commercial/industrial; lower in mixed-use with new construction.
State HTC stacking?
35+ states have their own HTC programs (10-30% credit). Stacks with federal 20%. Combined federal + state: 30-50% total credit on QREs. Examples: Missouri 25%, Wisconsin 20%, Ohio 25%, Georgia 25%, Alabama 25%. Some states cap project-level credit. Check specific state rules. Combined HTC: can cover 40-60% of rehab cost on major projects.
Economics?
Federal HTC sells at $0.85-1.00/credit dollar through syndication. State HTC: $0.50-0.85/credit dollar (less liquid). Combined syndication raises 25-45% of project cost via tax credit equity. Makes historic rehabs pencil that wouldn't otherwise. Complex deal structure — specialized counsel essential. HTC syndicators: Chevron, US Bank, Capital One, National Trust Community Investment.
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