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Nevada Senate expands tax-increment areas to include affordable housing and transit projects
Summary
The Nevada Senate on April 16 passed SB 28 to broaden eligible undertakings for tax increment areas to include affordable housing, fixed guideway and high-capacity transit, transit-oriented development and related transportation projects. Opponents warned the change diverts municipal revenue.
The Nevada Senate on April 16 passed Senate Bill 28, a bill that expands the allowable undertakings for tax increment areas to include affordable housing projects, fixed guideway and high-capacity transit projects, multifamily housing, transit-oriented developments and other transportation projects. The measure passed the Senate by a roll-call vote of 17 yes to 4 no and was ordered to the Assembly.
Supporters said the bill will let municipalities use tax increment financing in coordination with public transportation and redevelopment goals. Senator Rogich, explaining the bill, said it requires that tax increment areas established for those undertakings be situated in areas designated for transit-oriented development or other specified land uses and be located within a half-mile of certain transit facilities.
The measure’s supporters argued the change encourages redevelopment, promotes public transportation and increases access to employment and educational opportunities. But opponents raised fiscal concerns. Senator Hansen warned the Legislature is “siphoning off incredible amounts of money that otherwise would go to the municipalities to take care of all the normal services, police, fire, roads, and schools,” and said the total being diverted was “approaching over half a billion dollars.” Hansen said in his view the state should review abatements, tax credits and other incentives because they can shift costs onto smaller businesses and individual taxpayers.
Senator Hansen also recounted the City of Sparks’ experience with a downtown redevelopment district, saying the public investment did not achieve its intended long-term economic benefit.
SB 28 includes statutory criteria for establishing tax increment areas tied to transit-oriented development, and the bill text sets an effective date for one section as July 1, 2025. The bill passed the Senate and will next be considered in the Assembly.
Votes at the Senate roll call were 17 yes and 4 no; Senators recorded speaking for and against included Senator Rogich and Senator Hansen.
