TIF Revenue Capture Calculator

TIFs capture tax uplift. This calculator sizes.

Pre-TIF base assessed value

Post-TIF assessed value

Tax rate %

TIF capture %

TIF years

Total TIF revenue

$11,000,000

Annual increment

$440,000

Base tax flow (municipal)

$2,750,000

How the math works

Increment = (post − base) × rate. Captured = increment × capture %. Total = captured × years.

$5M → $25M value: $20M increment × 2.2% = $440k/yr. 100% captured × 25 years = $11M TIF revenue. Funds substantial infrastructure.

How to Use

Enter pre-TIF assessed value (base).
Enter post-TIF assessed value.
Enter tax rate %.
Enter TIF capture %.
Enter TIF years.
Read total TIF revenue.

Frequently Asked Questions

TIF basics?

Tax Increment Financing: capture property tax increase from district improvements. Base tax (pre-development) flows to municipality. Increment (post-development uplift) funds district bonds. Pays for public improvements — roads, utilities, parks. 20-30 year terms typical.

Developer's view?

Subsidy structure: public dollars for public improvements via bond financing. Owner pays full tax; portion earmarked for TIF. Equivalent to municipality bonds against future tax base. Critical for marginal projects that otherwise wouldn't pencil.

TIF bonds?

Municipality issues bonds backed by increment. Pays for infrastructure. Developer may have PILOT or abatement overlay. Different from developer tax savings — TIF is public finance mechanism. Sometimes developers participate as bond holders.