Bend‑LaPine board approves property‑tax exemptions for two affordable housing projects

The Bend‑LaPine Administrative SD 1 Board of Directors on Oct. 14 voted to approve two 20‑year income‑qualified property tax exemptions under ORS 307.515 for affordable housing projects proposed in Bend.

The board approved the Cascade Landing exemption after hearing a presentation from Dan Emerson, the district chief financial officer, who summarized the project submitted by Home First developers. Emerson said the city’s estimate of the 20‑year foregone taxable amount equates to a cumulative reduction to local property tax collections that would translate to a small statewide impact on the State School Fund (SSF) — presented as approximately 0.004% of the SSF over 20 years — and an estimated district direct impact described in the packet as roughly $3,878 per year. Director Cameron Fisher moved to approve the Cascade Landing exemption; Director Shirley Olsen seconded, and Chair Marcus LeGrand announced the motion passed.

Later in the meeting the board approved a similar request for Verde Pines, proposed by United Housing Partners in partnership with the Latino Community Association. Emerson said the city’s 20‑year estimate for Verde Pines is about $1,814,482 in foregone taxable revenue (a slightly smaller amount than Cascade Landing) and noted the district’s direct annual impact would be minimal (presented as about $2,721 per year). Director Kena Chadwick moved approval and Director Cameron Fisher seconded; the board voted in favor.

Supporters at the meeting framed the exemptions as targeted investments in workers and families the district serves. United Housing Partners representatives and nonprofit partners emphasized that Verde Pines would be 100% income‑restricted housing (128 apartments) and that units would be restricted to households at or below 60% of area median income (AMI) for at least 50 years. Public commenters including Catalina Sanchez Frank of the Latino Community Association and Tyson/ Seth O’Connell (United Housing Partners/partner statements) described tenants as working families, teachers and school staff who would benefit from living near schools.

Board members asked staff several questions about mechanics and trade‑offs. Emerson explained how Oregon’s SSF allocation works: local foregone property tax reduces the statewide tax bucket and thus slightly lowers per‑student allocations when allocated statewide. He also noted that other local taxing bodies had taken differing positions earlier in the review process (Ben County Park & Rec had a tied vote, and Deschutes County declined to place Cascade Landing on an agenda). Several directors pressed for clear accountability in occupancy and selection processes and encouraged city partners to streamline permitting so units come online quickly.

Votes at a glance:

- Cascade Landing (20‑year income‑qualified property tax exemption under ORS 307.515): Motion by Director Cameron Fisher; second by Director Shirley Olsen; outcome: approved by the board. (Board vote announced as unanimous "Ayes have it.")

- Verde Pines (20‑year income‑qualified property tax exemption under ORS 307.515): Motion by Director Kena Chadwick; second by Director Cameron Fisher; outcome: approved by the board. (Board vote announced as unanimous "Ayes have it.")

What happens next: Both approvals are a necessary step in a multi‑agency process. Emerson said the Bend City Council has final approval authority for the exemptions and requires written approvals from the taxing districts that comprise at least 51% of the combined tax levy prior to final city review. Board members and applicants said they expect further city action and implementation requirements to follow.

Why it matters: Board members framed the decisions as helping address urgent local housing shortages that affect teacher recruitment, staff retention and families’ proximity to schools. At the same time the board acknowledged trade‑offs: a modest estimated foregone contribution to the statewide school fund and potential impacts on other local taxing districts that fund parks, libraries and public safety.

Sources and attributions: Quotes and figures in this article are drawn from board presentations and public comment during the Oct. 14 board meeting, including fiscal figures presented by CFO Dan Emerson and project descriptions from United Housing Partners and the Latino Community Association.

Next steps and follow‑up: The projects must complete the city review process for final exemption approval and applicant occupancy plans will determine which households receive priority; directors requested continued reporting on selection, occupancy and any city‑level conditions.