Let’s make your TIF District successful

Is your TIF District delivering the community value it should?

Tax Increment Financing (TIF) Districts are a tool that can help communities optimize the value of an incremental tax base and make improvements and development happen.  Yet we often see local municipalities who are stretched too thin so they can’t use TIF to its greatest advantage. This can lead to a TIF that falls short of expectations.  We can help.  We provide deep expertise at every stage in the TIF process – with decades of experience working with customers to drive impactful TIF outcomes.

Whether it is reversing a TIF in a negative increment or providing the planning acumen to bring your vision to life, we can help make your TIF District successful.

Register and download our TIF Optimization Playbook. You’ll find our proven and unique TIF optimization process and best practices.  If your community is ready for an economic boost or you want to plant the seeds for economic recovery, a strategic development plan using the TIF financing tool may be the answer.

New to Tax Incremental Financing?  Learn some TIF Basics by downloading our TIF Basics E-book here. Or want to know more about our extensive experience and unique approach to TIF?  Review our TIF brochure. (PDF).


Here are just a few of our TID success stories:


Over our ongoing 30-year relationship, V&A has served as the redevelopment planning, design, and economic restructuring consultant for the City.   

This TIF District has been a model in downtown reinvestment, greenfield development, and proactive community planning for 3 decades. V&A created and has regularly updated the TID project plan that has revitalized the downtown and established an entire West Side employment and retail center – maximizing tax base and positive impact on the school district and City services. The TID spending plan addresses environmental, recreational, and stormwater concerns as well promoting affordable housing, sustainability, energy conservation, environmental preservation, job creation, and livability. 

V&A’s role included developed the plan, created the TID and has actively implemented the it through a city staff team approach, driving its long-term impact and success for the community.

Results include:

  • $920 million: Development value (over 45X the average TID value in Wisconsin!); 
  • Over 8000: # of jobs brought to Middleton
  • $65 million: Public improvements paid by the TID for roadway, stormwater management, bike/ped infrastructure, and public utilities


Oak Creek lies between Lake Michigan the I-94 corridor, 12 miles from downtown Milwaukee. V&A helped the City create TID #13 and prepare a vision for a dynamic public waterfront and private development, including establishing optimum boundaries and identifying the right balance of land uses to eliminate blight and maximize the TID’s financial success.

Details: Historically heavily industrial, these uses left environmental complexities requiring years of investigation and cleanup. V&A conducted a conditions analysis and qualified the area as a Blighted TID, creating a district with 27 years of life to help the City stimulate catalytic site redevelopment, provide financing for lakefront improvements, and increase the tax base. V&A also amended TID #6 to provide donations of surplus revenues to help jumpstart development within TID #13.

Results for TID $13: 

  • $172.7 million: Development value goal
  • $36.4 million: Authorized City investments in capital costs, environmental clean-up, and development incentives over life of the District

Other Oak Creek TIDs with V&A:

  • TID #12:  IKEA TID with $125 million from new development along Drexel Avenue corridor
    adjacent to I-94
  • TID #14: Redevelopment of industrial park
  • TID #15: Redevelopment of ALDI/retail strip
  • TID #16: Ryan Road Business Park including $100 million Amazon logistics hub



The Capitol East District was a significantly underutilized corridor in the heart of Madison.  The goal was to create a major urban employment center with a lively pulse.

Details: V&A worked with city staff, the private sector and neighborhoods to prepare an award-winning vision and plan for the corridor. We then led a repositioning strategy and implementation project prioritization with
development projections.  Working as a team with city staff, we actively
guided TIF implementation including land acquisition and developer selection.


  • Additional Tax Value $328 million
  • New city destination and commercial hub
    • Residential Units: ~1,400
    • Commercial: ~620,000
    • Parking Stalls: ~2,900
    • Hotel Rooms: ~140

Summary: The Capitol East District is a game-changing economic and high-density living epicenter that has attracted small, medium and large businesses and become an entertainment destination with a fresh vibe.


  • Conducting site and area opportunity analysis
  • Preparing site assessment
  • Designing and planning services, including concept master plans
  • Reviewing and commenting on proposed development designs, pro formas, and requests for financial assistance
  • Creating a successful redevelopment strategy
  • Conducting TIF and project feasibility studies
  • Delivering public participation strategies and meeting facilitation
  • Crafting redevelopment plans
  • Developing TIF project plans
  • Maximizing catalytic impact through proactive, integrated planning and design with surrounding sites and out-of-the-box concepting
  • Identifying the priority /catalytic project(s)
  • Developing implementation plans
  • Estimating costs, proposing timing, critical development and place-making improvements as well as critical redevelopment / demand necessary to trigger design and construction
  • Providing Brownfield site assessments, grants, clean-up management and redevelopment implementation
  • Developing partnerships
  • Recruiting developers through outreach, marketing, review, and negotiations
  • Recruiting businesses and tenants
  • Planning and advising for transit
  • Developing marketing materials
  • Delivering TIF additions, subtractions, amendments
  • Transferring money between districts and other creative financial solutions