[{"data":1,"prerenderedAt":-1},["ShallowReactive",2],{"skill:01M6K44J3GX7N3X8T8T54B386A":3,"skill-same:01M6K44J3GX7N3X8T8T54B386A":61},{"skillNo":4,"name":5,"nameZh":6,"description":7,"descriptionZh":6,"repositoryFullName":8,"ownerLogin":9,"ownerAvatarUrl":10,"ownerAccountNo":11,"ownerDisplayName":6,"repositoryNo":12,"starsCount":13,"licenseSpdxId":14,"licenseFileUrl":6,"sourceHtmlUrl":15,"categories":16,"keywords":17,"publishedAt":33,"linkOnly":34,"markdownContent":35,"markdownBody":36,"frontMatter":37,"refName":40,"commitSha":41,"skillDirectory":42,"forksCount":43,"repositoryHtmlUrl":44,"repositoryHomepageUrl":6,"ownerHtmlUrl":45,"ownerBlogUrl":6,"ownerDescription":6,"updatedAt":46,"install":47,"resources":60},"01M6K44J3GX7N3X8T8T54B386A","tif-district-analysis",null,"Analyze a proposed or existing tax increment financing (TIF) district for eligibility, increment projections, overlapping-jurisdiction effects, project-cost fit, and exit risk.","BrianPillmore\u002FMayorGPT","BrianPillmore","https:\u002F\u002Favatars.githubusercontent.com\u002Fu\u002F89977304?v=4","01M6K3S5PAA7GX17DJCHR5QFZ2","01M6K3S5TAA6HKGD1BY6VTV0QB",1,"MIT","https:\u002F\u002Fgithub.com\u002FBrianPillmore\u002FMayorGPT\u002Fblob\u002Fmaster\u002Fskills\u002Fplanning-and-growth\u002Ftif-district-analysis\u002FSKILL.md",[],[18,19,20,21,22,23,24,25,26,27,28,29,30,31,32],"analysis","tif district analysis","risk","analyze","tax","cost","exit","project","name","fit","projections","proposal","for","Existing","effects","2026-11-10 10:12:30",false,"---\nname: tif-district-analysis\ndescription: Analyze a proposed or existing tax increment financing (TIF) district for eligibility, increment projections, overlapping-jurisdiction effects, project-cost fit, and exit risk.\nargument-hint: [district-name-or-proposal]\n---\n\n## Purpose\nEvaluate whether a TIF or similar value-capture district is legally eligible, financially sound, and a good use of the city's tax base. TIF diverts future property tax growth from the city and overlapping taxing districts, so the analysis must show who pays, how much, and for how long.\n\n## Required inputs\n- District boundaries, parcels, base-year assessed value, and the state's TIF statute and eligibility findings (blight, conservation, or similar, where required).\n- Development plan or project list with costs, schedule, and funding structure (pay-go, bonds, developer note).\n- Tax rates of all overlapping jurisdictions (county, school, special districts) and which increment is captured; any consent requirements.\n- Assessor projections, market study, and development agreements.\n- Existing TIF obligations and the city's debt and policy limits.\n\n## Workflow\n1. Eligibility: confirm the statutory findings with evidence, and check the \"but-for\" finding where required. Avoid relying on a conclusory finding.\n2. Base and increment: base value, projected new value by phase, captured tax rate, and the increment by year. Use assessor-consistent valuations and sensitivity at 75 percent of projected value and a slower build-out. Separate increment from inflation-driven growth on existing property that would have occurred anyway.\n3. Overlapping jurisdictions: show annual foregone revenue for the city, county, school, and special districts, cumulative for the term. Note any consent or notice requirements for those bodies.\n4. Uses and costs: eligible costs under state law, public improvement costs, developer reimbursement terms, interest, and admin. Check that spending benefits the district and is within the plan.\n5. Financing structure: pay-go reimbursement (developer bears risk) versus TIF bonds (public risk), debt coverage with increment, reserve, and call or acceleration rights. A city guarantee or general-fund backstop is an obligation to be disclosed.\n6. Fiscal comparison: net effect on the general fund during and after the district; services demanded by new development (see fiscal-impact-analysis); value per acre versus current use.\n7. Term and exit: statutory maximum, early termination if debt is paid, surplus distribution, and what happens to the tax base on expiration.\n8. Governance and transparency: annual reporting, audits, advisory board, and monitoring of milestones and clawbacks.\n\n## Output structure\n| Year | Captured increment | City share lost | County\u002Fschool\u002Fspecial-district share lost | Project costs paid | Debt service | Cumulative surplus\u002F(shortfall) |\nAdd: eligibility checklist, risk summary (value shortfall, absorption), and decision recommendation with conditions.\n\n## Red flags \u002F escalate\n- Increment projections depend on speculative values or unfunded phases.\n- City guarantees or general fund pledges behind TIF debt.\n- Boundaries drawn to capture growth unrelated to the project.\n- Overlapping jurisdictions not notified or consent required.\n- District in place of normal CIP funding for routine infrastructure.\n- Statutory process, blight findings, or bond counsel review needed before council action.\n\n## Common mistakes\n- Ignoring other jurisdictions' losses.\n- Treating the TIF as free money.\n- Using developer's assessed value assumptions.\n- No plan for the end of the district.\n\n## State-law variance\nTIF statutes (eligibility, term, overlapping consent, permissible costs) differ greatly by state; some states do not authorize it. Verify before any analysis is presented as final.\n","## Purpose\nEvaluate whether a TIF or similar value-capture district is legally eligible, financially sound, and a good use of the city's tax base. TIF diverts future property tax growth from the city and overlapping taxing districts, so the analysis must show who pays, how much, and for how long.\n\n## Required inputs\n- District boundaries, parcels, base-year assessed value, and the state's TIF statute and eligibility findings (blight, conservation, or similar, where required).\n- Development plan or project list with costs, schedule, and funding structure (pay-go, bonds, developer note).\n- Tax rates of all overlapping jurisdictions (county, school, special districts) and which increment is captured; any consent requirements.\n- Assessor projections, market study, and development agreements.\n- Existing TIF obligations and the city's debt and policy limits.\n\n## Workflow\n1. Eligibility: confirm the statutory findings with evidence, and check the \"but-for\" finding where required. Avoid relying on a conclusory finding.\n2. Base and increment: base value, projected new value by phase, captured tax rate, and the increment by year. Use assessor-consistent valuations and sensitivity at 75 percent of projected value and a slower build-out. Separate increment from inflation-driven growth on existing property that would have occurred anyway.\n3. Overlapping jurisdictions: show annual foregone revenue for the city, county, school, and special districts, cumulative for the term. Note any consent or notice requirements for those bodies.\n4. Uses and costs: eligible costs under state law, public improvement costs, developer reimbursement terms, interest, and admin. Check that spending benefits the district and is within the plan.\n5. Financing structure: pay-go reimbursement (developer bears risk) versus TIF bonds (public risk), debt coverage with increment, reserve, and call or acceleration rights. A city guarantee or general-fund backstop is an obligation to be disclosed.\n6. Fiscal comparison: net effect on the general fund during and after the district; services demanded by new development (see fiscal-impact-analysis); value per acre versus current use.\n7. Term and exit: statutory maximum, early termination if debt is paid, surplus distribution, and what happens to the tax base on expiration.\n8. Governance and transparency: annual reporting, audits, advisory board, and monitoring of milestones and clawbacks.\n\n## Output structure\n| Year | Captured increment | City share lost | County\u002Fschool\u002Fspecial-district share lost | Project costs paid | Debt service | Cumulative surplus\u002F(shortfall) |\nAdd: eligibility checklist, risk summary (value shortfall, absorption), and decision recommendation with conditions.\n\n## Red flags \u002F escalate\n- Increment projections depend on speculative values or unfunded phases.\n- City guarantees or general fund pledges behind TIF debt.\n- Boundaries drawn to capture growth unrelated to the project.\n- Overlapping jurisdictions not notified or consent required.\n- District in place of normal CIP funding for routine infrastructure.\n- Statutory process, blight findings, or bond counsel review needed before council action.\n\n## Common mistakes\n- Ignoring other jurisdictions' losses.\n- Treating the TIF as free money.\n- Using developer's assessed value assumptions.\n- No plan for the end of the district.\n\n## State-law variance\nTIF statutes (eligibility, term, overlapping consent, permissible costs) differ greatly by state; some states do not authorize it. 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