82nd Avenue Area TIF District
The 82nd Avenue corridor is a vibrant and diverse community with opportunities for inclusive economic growth for existing and future residents. The district supports residents and businesses through investments that promote stability and wealth-building, while protecting and uplifting vulnerable communities.
Date Created
October 2024
District Status
Active
By the Numbers
Contacts
Prosper Portland:
Kathryn Hartinger, eastportlandtif@prosperportland.us
Portland Housing Bureau:
Mesha Jones, mesha.jones@portlandoregon.gov
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Background
On October 30, 2024, Portland City Council voted to approve six new Tax Increment Finance (TIF) districts that will spur economic growth, create jobs, and invest in a range of affordable housing options in both Central City and East Portland over the next 30 years. Please visit the TIF Exploration page for more details about the exploration process that led to the creation of the new districts.
Along with the two other new East Portland Tax Increment Finance (TIF) Districts, the 82nd Avenue Area TIF District will begin collecting tax increment on July 1, 2025. Initial resources will be limited in the first five years but will increase over time. The implementation of the new TIF districts will start in 2025 with the formation of a Community Leadership Committee (CLC) for each district, a group of community members with lived and professional experience, as well as connection to the district, who will guide implementation.
The 82nd Avenue Area CLC’s first task will be to develop a five-year Action Plan in coordination with community stakeholders. The Action Plan sets goals, establishes investment priorities, and assigns resources for the district over the next five years, based on what types of investments are eligible as outlined in each TIF district plan.
The 82nd Avenue Area TIF District is expected to generate up to $460 million in TIF resources over the next 30 years. 45% of those resources will be invested for affordable housing, 40% will be invested for economic and urban development, and 15% will be invested for infrastructure.
Meetings & Events
There are no events at this time.
Community Leadership Committee & Action Plan
TIF Plan & Reports
FAQs
Tax Increment Financing (TIF) is a state-authorized funding tool used by the City of Portland to improve neighborhoods. Neighborhoods using TIF have specific boundaries called TIF Districts that are established by the city.
Portland’s economic and urban development agency, Prosper Portland, works in partnership with the Portland Housing Bureau (PHB) to invest these funds in housing, equitable development, and small business support that leads to more resilient and thriving neighborhoods.
Each TIF District has a plan that is approved by the Portland City Council. The plan outlines specific goals, priorities, and projects that match the needs of the people who live and work in that area.
A TIF district has a duration of approximately 30 years, providing a long-term commitment to invest in communities. This funding tool allows Prosper Portland and PHB to invest resources that are not available through the city’s General Fund.
No, TIF is not a new tax or fee. TIF uses the growth of property taxes within the district that people are already paying to invest in the community.
TIF is a way to use some of the property taxes you already pay to improve the community. When a TIF district is created, the City and County “freeze” the amount of property taxes they collect from the area within the district boundary. Over time, as the tax base increases from new development and rising property values, that increase may be used to fund improvements in housing, urban and economic development, within that boundary, for the next 20-30 years.
When a TIF district is set up, the property taxes from that area are split into two parts: the “frozen base” and the “increment.”
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- Frozen Base: This money keeps going to local government agencies, like the City of Portland, Multnomah County, and school districts (such as Portland Public Schools, David Douglas, and Parkrose).
- Increment: As property values go up, the extra property tax money (called the “increment”) goes to Prosper Portland and the Portland Housing Bureau to invest in improvements to the district.
Once the TIF district ends, the property tax increment is given back to the local agencies.
The rules for how TIF funds can be used are set by the State of Oregon. TIF investments are limited to physical improvements that are permanent, including new construction and improvement to existing buildings. Grants and loans can be made available to construct or improve commercial properties, affordable housing and infrastructure (such as parks, streets, sidewalks, and transit), make home repairs, and provide downpayment assistance. TIF funds cannot be used for on-going services, such as workforce development programs, business technical assistance, paying rent, paying for services for residents or businesses, ongoing safety, security, or maintenance.
The City Council-approved set aside policy requires at least 45% of TIF resources across all TIF districts go to the Portland Housing Bureau to support affordable housing activities. The remaining 55% goes to Prosper Portland for economic and urban development.
Each TIF district has a set of priorities that are captured in the TIF district plan and a series of 5-year Action Plans to implement those priorities based on the needs of community at the time. TIF funds can only be used for projects that match the TIF District Plan and 5-year Action Plan and can only be spent within the district.
All of the East Portland TIF districts adopted in 2024 and the Cully TIF district adopted in 2022 have a Community Leadership Committee (CLC). The CLC serves as an advisory body to create and oversee the implementation of a 5-year Action Plan for the district that allocates resources based on district priorities. The CLC will work with city staff to co-create shared agreements and will meet regularly to ensure that community priorities are at the forefront of these investments.
In the Central City TIF districts adopted in 2024, the forthcoming Action Plans for each district will also establish the roles and process for community oversight of the investment of TIF.
In the past, urban renewal investments have contributed to the displacement of vulnerable communities. For this reason, Prosper Portland, PHB, and the City of Portland are committed to centering community voices and working with community members to set priorities and oversee TIF outcomes in their community through a transparent process and regular reporting accessible to the public.
Each year, the Prosper Portland Board of Commissioners and the Portland City Council approve the budget for each TIF district. The way funds are distributed is consistent with the TIF district budget and follows the priorities set in each district’s plan. Funding awards may include a competitive public process or in the case of loans or grants, will rely on program guidelines adopted by the Prosper Portland Board and reported on to the public.
Prosper Portland and the Portland Housing Bureau must make sure that investments match the community’s priorities in the Five-Year Action Plan and follow the goals of the TIF District Plan.
The Prosper Portland Board is in charge of managing and authorizing TIF district expenditures and related development projects. Prosper Portland’s annual budget, including TIF districts, is reviewed by the agency’s Community Budget Committee, approved by City Council and the Tax Supervising and Conservation Commission (TSCC), and adopted by the Prosper Portland Board of Commissioners.
The Portland Housing Bureau manages the affordable housing TIF funds which are authorized by the City of Portland’s Executive branch.
Any new TIF district or major changes to existing district plans must be approved by the City Council.
Prosper Portland has played a critical role, through its projects and programs, in the city’s coveted reputation for smart urban development, including delivery of affordable housing and improving the quality of life for all Portlanders. Investments in nationally recognized, partnership-driven projects like the Williams & Russell Project, Pearl District, Eastbank Esplanade, the Portland Mercado, Pioneer Courthouse Square, and the Leach Botanical Garden put Portland on the urban planning map and draw talent and attention to the city.
However, in the City of Portland and Prosper Portland’s history there are projects and investments that also caused harm with impacts that reverberate today. Some of the agency’s historic development work deemed thriving communities of color “blighted,” and vibrant, diverse neighborhoods like South Auditorium and Albina were destroyed in the name of progress.
In the early 2000s, Prosper Portland leadership recognized the need for change and started to review its approach and policies. Some of the key actions indicative of Prosper Portland’s move toward more equitable and inclusive practices include:
2005- 2009
Prosper Portland enters into the South Waterfront Central District Apprenticeship Agreement (2005), adopts a Business & Workforce Equity Policy across major investments and projects (2007), and adopts a Five-Year Economic Development Strategy (2009). These policy changes were a clear acknowledgement that achieving prosperity for all residents requires explicit investments in retaining and growing businesses and workforce, funding innovation, and continuing to invest in key transit, infrastructure, housing, and urban development projects.
2010-2014
Prosper Portland adopted the Neighborhood Economic Development Strategy (2011) and the Equity Policy (2013) to incorporate an equity lens as an essential tool in every project. This strategy also incorporated a different approach to partnership, employing the community-led, community-driven model demonstrated by the formation of the Neighborhood Prosperity Initiative districts (2011).
2015-2019
Prosper Portland adopted another Five-Year Strategic Plan (2015) and an Engagement and Communications Strategy (2016) to provide new models for building an equitable economy and a framework for a more clear and consistent way to talk about its work.
In 2018, a coalition of community-based partners in the Cully neighborhood approached Prosper Portland to explore a community-centered TIF district creation process that centers historically underserved, marginalized, and underrepresented community voices in that process. Prosper Portland participated in a co-creation model that centered those most vulnerable to displacement with an explicit goal of stabilization.
2020-2024
The Cully TIF District was adopted unanimously by City Council (2022). Responding to the impacts of the COVID-19 pandemic, City Council directed Prosper Portland and the Portland Housing Bureau to build off the co-creation model developed by the Cully TIF district process and conduct TIF Exploration work in both the Central City and East Portland (2023). These efforts involved extensive engagement with community and local government partners, which informed the development of a proposal for six new TIF districts, three within Central City and three within East Portland. The six new districts were unanimously approved by City Council (2024).
The East Portland districts (82nd Avenue Area, East 205, and Sumner-Parkrose-Argay-Columbia Corridor) will help address the urgent need to stabilize existing businesses and residents while supporting inclusive economic growth for current and future generations. The Central City districts (Westside, Central Eastside Corridor, and Lloyd-Holladay) aim to bolster opportunities for targeted public investments to move catalytic projects forward and create new, mixed-income neighborhoods on both sides of the Willamette River.
The 82nd Avenue Area, East of 205 and Sumner-Parkrose-Argay-Columbia Corridor (SPACC) TIF Plans take a targeted universalism approach. Targeted universalism means setting universal goals for a community and then developing strategies to achieve those goals, based upon how different groups are situated within society. By focusing energy on those farthest from the goal, the entire community moves closer to the goal.
Each of these plans aims to stabilize residents and ensure each neighborhood provides a sense of belonging for everyone. The definition of “Priority Communities” varies slightly for each district, and each was developed in collaboration with partners representing those communities and explicitly states who is intended to most benefit from each district’s TIF resources. “Priority Communities” refers to the intended beneficiaries of the East 205 TIF District, which are people systemically vulnerable to exclusion from the District due to gentrification and displacement, including African American and Black persons; Indigenous and Native American persons; persons of color; immigrants and refugees of any legal status; veterans; elders and youth; renters; manufactured dwelling residents; persons with disabilities; low-income people; and houseless people.
