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Council expands TIRZ No. 4 and adopts finance plan tied to proposed stadium and development
Summary
Council approved an ordinance expanding the Tax Increment Reinvestment Zone (TIRZ) No. 4 boundary and adopting a finance plan that staff projects could enable nearly $4 billion in development over 30–40 years and generate hundreds of millions in captured and retained revenue for the city, counties and Mansfield ISD.
The Mansfield City Council on Dec. 9 voted to amend the boundaries and adopt a final plan and finance plan for Tax Increment Reinvestment Zone No. 4 (TIRZ/TIRS 4). Staff described the expansion as aligning the district with city limits on the south and capturing development opportunities north of the railroad toward National Parkway.
Jason Moore, presenting the item, said the updated plan anticipates projects and associated infrastructure that staff estimates could support roughly $4 billion in taxable value over 30–40 years. Moore gave a breakdown of anticipated tax revenue into the TIRZ: roughly $237.1 million for the City of Mansfield, $15.5 million for Tarrant County and $7.3 million for Ellis County (figures provided as order‑of‑magnitude estimates in the presentation). He also described projected retained revenue to the city (approximately $341 million) over the 40‑year horizon and hotel‑occupancy tax projections that could total about $141 million locally over the same period.
Moore clarified the financing mechanics: the TIRZ captures only new incremental ad valorem (property‑tax) revenue generated by new development in the district; existing property tax outside the increment remains in the general fund. The capture schedule shown to the council is graduated — 75 percent in the first 10 years, 50 percent for the next 10 years, and 35 percent for the final 20 years — with excess revenue eventually returning to the general fund.
Council members pressed staff on whether ad valorem taxes would be used to pay for stadium costs and Moore reiterated that stadium debt service is contemplated to be funded by voter‑approved sales‑tax mechanisms (MEDC type A/B sales tax) and related EDC financing; the TIRZ contributions could reimburse some city outlays if revenues materialize. Staff removed an earlier draft provision that would have used a portion of sales tax in the TIRZ language and confirmed the ordinance focuses on ad valorem/increment capture.
The council opened and closed the public hearing and subsequently voted to approve the ordinance as amended; the motion carried 6‑0.
