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Council approves $810,899 TIF for 51-unit Popleton affordable housing project
Summary
The council approved tax-increment financing support of up to $810,899 for the Popleton Project East, a proposed 51-unit, 4–5 story affordable apartment building developed by InCommon Housing and InCommon Housing Development Corporation with a complex capital stack including LIHTC, ARPA and HOME funds.
The Omaha City Council voted to support the Popleton Project East redevelopment plan with up to $810,899 in tax-increment financing (TIF) to help fund a proposed 51-unit, 4–5 story apartment building intended for very low-income households.
Don Seaton of Omaha City Planning and Cheryl Garce of InCommon Housing Development Corporation described the project as an approximately $19,000,000 investment on a vacant lot near 20th and Poppleton. Garce and Seaton said the financing relies on low-income housing tax credits (LIHTC), American Rescue Plan Act (ARPA) funds, federal and city HOME funds, a $3,000,000 permanent loan and private philanthropy — a capital stack organizers said is necessary to make operations sustainable.
Garce said LIHTC would generate around $12,000,000 toward the development and ARPA funds were a critical component. "We don't know what we would have done without the ARPA funds," Garce said, noting ARPA covered a funding gap that made the project feasible. Don Seaton said the project would include a 20-year TIF term and be managed by InCommon partner Christian Gray.
Council members praised the project as an example of difficult but necessary affordable-housing development. One council member noted ARPA funding is finite and said the city should consider other tools such as community housing bonds to address future gaps in the capital stack.
The council recorded a 7-0 vote to approve the TIF support. Council members and presenters highlighted the project's role in delivering below-market rents (described by developers as about 30% below market for selected units) and the ambition to include childcare and a future mixed-income phase. Garce said the project would target workforce and service-industry households and seniors.
Why it matters The Popleton Project East aims to add 51 deeply affordable units in a historically blighted area, leveraging federal, state and local funds plus private philanthropy. The council's TIF commitment is intended to support long-term operations and financial sustainability for the development.
What comes next Developers and city staff will proceed with permitting and environmental reviews required by the funding sources; the TIF allocation supports the capital stack but construction timing remains contingent on final financing and permitting.
