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DCA outlines rural zone program: application steps and tax credits for small downtowns
Summary
DCA described the rural zone program created in 2017: communities under 15,000 with a historic downtown may apply, must prepare a master plan and market analysis, and qualifying businesses can earn $2,000-per-job credits plus layered investor acquisition and rehab credits capped at $125,000 and $150,000 respectively.
Rusty Haywood of the Department of Community Affairs described the state’s rural zone program, enacted by legislation in 2017 to help small downtowns attract investment.
Haywood said eligible communities must generally have populations no larger than 15,000, a concentration of buildings at least 50 years old in the central business district, and must prepare a master plan and market analysis as part of the application. Designations last five years.
Haywood laid out the credit structure: businesses that create two net new jobs in the downtown area may qualify for a $2,000 tax credit per job per year for up to five years; investor acquisition credits equal 25% of purchase price capped at $125,000 (spread over five years); and a rehabilitation credit equal to 30% of rehab costs capped at $150,000 (spread over three years). Haywood emphasized the requirement that the jobs be new to the state and not moved from other payrolls.
He listed the nine communities designated in 2018 (Bainbridge, Commerce, Cornelia, Fitzgerald, Jonesborough, Nashville, Perry, Springfield and Tekoa) and nine added in 2019 (Avondale Estates, Greensboro, Hartwell, Hogansville, Jessup, Locust Grove, Monticello, Sylvester and Waycross), and said DCA runs workshops and provides regional assistance to help applicants assemble plans and market analyses.
"They had to create a master plan that said this is what our vision is for our community," Haywood said, describing the application work required. He urged communities to form teams (Main Street directors, chambers, regional commissions) rather than rely on a single champion.
The chair and members asked about timelines and outreach; Haywood said trainings begin in the spring, the application cycle opens later in the summer, and a panel will score and rank applicants before commissioners make final designations.
