Ellis County commission starts RHID process for 13-home Big Creek Estates development

The Ellis County Commission on June 3 voted unanimously to adopt a resolution that initiates the state-required review to declare a portion of Big Creek Estates eligible for a Rural Housing Incentive District, or RHID. The action begins the process that could allow a developer to recover qualified public infrastructure costs via incremental property tax revenue generated by the new homes.

The resolution, described to commissioners as a procedural step, does not itself create an RHID or obligate county funds. ‘‘This does not create the RHID, it just starts the process,’’ David Klingen, Grohase director, told the commission as he presented the proposal. He said the declaration would allow staff and the county’s counsel, Gilmore & Bell, to prepare the required studies and move the proposal to the state for review.

The developer, Adam Pray, told the commission the project envisions 13 homes and estimated roughly $600,000 in construction costs, with about $300,000 tied to a lift station necessary for sewage service. ‘‘Per lot, you’re looking at almost $46,000 in hard cost per lot. That doesn’t include the road,’’ Pray said, arguing that without some form of subsidy the project would not be financially viable at the target price points. He said the homes would likely sell in the $325,000–$350,000 range.

Supporters and county staff framed the RHID as a state-authorized financing tool that reimburses only eligible costs created by the development and does not divert existing tax revenue. Klingen said the next steps include a housing needs analysis review, a state-level assessment by the lieutenant governor’s office, and a required public hearing if the state finds the proposed district meets statutory criteria.

Commissioners asked several procedural and fiscal clarifying questions about who would ultimately pay eligible costs and how an RHID differs from a special assessment; Klingen and Pray said RHID reimbursement is limited to the tax increment generated by the new development and does not impose a county-wide obligation. Commissioners also noted the project’s potential economic contribution: presenters cited estimates that 13 homes could generate several million dollars in local economic activity over time.

After discussion, a commissioner moved to approve the resolution identified in the record as “resolution 20 25 dash 0 8, which identifies the housing need in Ellis County and to start the RHID process.” The motion was seconded and passed 3-0.

County officials and the developer said further statutory review and public hearings will follow; the resolution returned to Gilmore & Bell for verification of the housing assessment and eligibility details before state review. If the state review is favorable, the county would schedule a public hearing that would precede any final local approval.

Votes at a glance: the motion to begin the RHID process passed 3-0.

The resolution’s adoption starts a multi-step statutory review; no construction or county financial commitment was approved by the motion.