School board approves property‑tax exemptions for two local affordable housing projects

The Bend‑LaPine School District 1 Board of Directors on Oct. 14 approved requests for 20‑year income‑qualified property tax exemptions for two new affordable housing developments — Cascade Landing and Verde Pines — after presentations from district finance staff and multiple public commenters who said the projects would supply housing for working families and school staff.

Board approval followed public testimony from project partners and advocates and a fiscal overview from district Chief Financial Officer Dan Emerson explaining how Oregon’s school funding formula diffuses the immediate local tax impact statewide.

The projects matter because each team asked the board to waive local property tax revenue for up to 20 years to make the developments financially viable. Supporters said the projects would add long‑term, rent‑restricted housing aimed at households at or below 60% of area median income — people such as teachers, parks technicians and other local workers — and generate construction jobs.

Dan Emerson, the district’s chief financial officer, told the board that city projections estimate Cascade Landing’s 20‑year foregone property‑tax revenue at roughly $2.6 million and Verde Pines’ at about $1.8 million, and he estimated the direct, ongoing impact to Bend‑LaPine Schools at approximately $3,878 per year for Cascade Landing and $2,721 per year for Verde Pines. Emerson explained how Oregon’s State School Fund pools property tax revenue statewide and allocates it by weighted average daily membership, which moderates the immediate fiscal effect on a single district.

Project representatives and community partners urged approval. Seth O’Connell, a project partner, said, “The project presents a rare opportunity to bring $48,000,000 in direct investment in a 128 new affordable homes to this community in exchange for an estimated $20,800 in annual property taxes.” Tyson O’Connell of United Housing Partners told the board that Verde Pines would reserve 100% of its 128 apartments to households at 60% AMI and that those units would house workers who help run local schools and services.

Carolina Sanchez Frank, executive director of the Latino Community Association, told the board the district’s decision “matters deeply to hundreds of families who want nothing more than to live where they work, learn, and belong.” Mike Blair, representing the Cascade Landing project, told the board Cascade Landing is designed to provide “98 homes, most of them 2 and 3 bedroom units, giving families stability and kids the consistency they need to succeed in school.”

Board procedure and votes - Cascade Landing: Director Cameron Fisher moved to approve the Cascade Landing property tax exemption under ORS 307.515–307.523; Director Shirley Olsen seconded. The board voted in favor; the chair announced, “Ayes have it.” - Verde Pines: Director Kena Chadwick moved to approve the Verde Pines property tax exemption under ORS 307.515–307.523; Director Cameron Fisher seconded. The board voted in favor; the chair announced, “Ayes have it.”

Both approvals are local steps in a multijurisdictional process. As CFO Emerson noted, Bend City Council has final approval authority for the exemptions and other taxing districts typically submit written approvals before the council finalizes an exemption. The projects still require the city’s formal action and any additional administrative steps the developer must complete prior to building.

The district packet includes the city’s fiscal projections and developer materials; Emerson encouraged board members and the public to consult that documentation for full details on the city’s revenue‑impact estimates.

Ending The board’s approvals allow the two projects to proceed to the next steps of the city and county review processes. City council action and final developer submissions will determine whether the tax exemptions take effect and when construction can begin.