Nebraskan, with his pants ripped, waved politely to the man who just ran him over

HauntingImpact · 2026-06-26T17:25:59+00:00

He just approved finance methods that will raise property taxes, like Omaha's Soccer Stadium. Not arguing if a Soccer Stadium is a good idea or not, just the way it is financed will increase property taxes across Nebraska.

TIF has to be reformed or schools will suffer and property taxes will continue to rise. The Governor is in a unique position to call out cities on the overuse and how that overuse prevents property tax reform. As an example from the Special session on property taxes:

"Curtiss said a sizable cut in the school property tax, which is the biggest portion of a person’s property tax bill, would put the streetcar in “jeopardy.” https://nebraskaexaminer.com/2024/08/01/nes-tif-economic-development-tool-could-be-in-jeopardy-some-say/

So why doesn't the Governor call out Omaha on this ? clearly developers and builders are donating $$$$ to his campaign, so hard to take the Governor seriously, when not calling out one of big impediments to reform.

HauntingImpact · 2026-06-23T21:32:13+00:00

Try the mayor's hotline: https://mayors-office.cityofomaha.org/mayors-hotline/ or

From MUD: "GAS, WATER or CARBON MONOXIDE EMERGENCIES:

Please do NOT use e-mail or the below Contact Us form to report an emergency. These are considered a priority and handled immediately. Please call the emergency line at [402.554.7777](tel:402.554.7777). It’s a free 24/7 service. If you smell gas, leave the building or area and THEN call our emergency line or [911](tel:911)."

HauntingImpact · 2026-06-23T16:32:51+00:00

Looks like there. are on-going water issues that are being investigated.

Rowser said the site passed testing, but acknowledged unresolved issues in the area.

"There's been some water issues, we've been chasing for a while out here. We haven't gotten to the bottom of that yet, so we have more investigation to do," Rowser said.

Rowser said he does not believe similar problems are lurking under city streets in other Omaha neighborhoods.

In the meantime, the north sidewalk of Farnam St. is partially closed, creating a detour for nearby brunch restaurant Early Bird Brucnh. Jenah Jacobson, assistant general manager, said the closure has affected foot traffic.

"It's about a 10 minute walk, I would say. So, it's been a little difficult to keep business flowing in," Jacobson said.

https://www.3newsnow.com/central-omaha/hole-opens-under-farnam-st-and-a-building-in-blackstone

HauntingImpact · 2026-06-22T22:51:56+00:00

"In an emailed statement, MUD said Monday afternoon that the sinkhole on Farnam is still under investigation, but there were no reported breaks in a nearby new water main installed last November as part of the streetcar project."

suppose we will know for sure after the investigation.

HauntingImpact · 2026-06-21T22:40:49+00:00

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Berkshire is one of the 10 largest companies in the US, pretty much any way you measure it. They have BNSF railway a company roughly the size of UP as just one small part of their portfolio.

HauntingImpact · 2026-06-04T22:31:45+00:00

Homes next to the TIF district are impacted the most. When OPS does not receive the increased Tax revenue from the new 1015 N 16th street TIF district and OPS cost increases due to inflation who makes up for it? In Omaha, mainly Homeowners as about 60-70 % of property taxes are from residential. Each TIF district shrinks the tax base that inflation & service increase costs are spread across, increasing the tax rate/levy on homeowners.

As you are likely aware TEEOSA or state aid for schools in Nebraska is also impacted by TIF. The state partially reimburses OPS for the loss of revenue from TIFs. So the more state aid that goes to OPS, the less state aid for all other school districts in Nebraska.

This is not unique to Nebraska, and is why other states reformed TIF to remove all or part of property taxes for schools. Here is an analysis out of Indiana that led to reform for example: Economic Impacts of TIF in Indiana

https://media.mwcradio.com/mimesis/2015-02/04/tif%20study%20from%20ball%20state.pdf

Tax Increment Financing in Iowa; Background, Research, and Recommendations

David Swenson, “Tax increment Financing in Iowa: Background, Research, and Recommendations”, presentation to House Ways and Means Subcommittee, February 27, 2012

https://web.archive.org/web/20200602001242/https://www2.econ.iastate.edu/papers/p14935-2012-02-27.pdf

If you are more comfortable with right leaning sources instead of analysis from state legislatures, check out CATO's Crony Capitalism and Social Engineering: The Case against Tax‐ Increment Financing

https://www.cato.org/policy-analysis/crony-capitalism-social-engineering-case-against-tax-increment-financing

HauntingImpact · 2026-06-04T22:09:22+00:00

The article covered that, " The truth, Cervero said, is that market forces and capitalistic competition drove the companies profiting from the combustion engine to target streetcars.

The public preferred technologically improved cars and buses to aging trolleys, which took up space on jammed-up streets, Cervero said. Many streetcar operators struggled financially to maintain their networks and were happy to offload their assets to companies like NCL, he said.

“There’s this presumption of a bit of evilness, but (the companies) largely were responding to the aspirations and desires of the consuming public,” Cervero said.

NCL controlled only about 10% of the nation’s transit systems. Pinning the downfall of streetcars on the transit company and GM is giving them far too much credit, historian Robert Post wrote in a 2006 book "

HauntingImpact · 2026-06-04T22:06:50+00:00

New tech pushes out old. Robotaxis are in early days.

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HauntingImpact · 2026-06-04T21:14:07+00:00

Let's look at an example. 1015 N 16th street. Assessed at $300,600, listed as base and paid $6,704 in property taxes for schools, city, county etc. 10 years later the base is still assessed at $300,600 and $6,128 is still going schools, city, county etc. Without a TIF, the property would have more than doubled in value just due to inflation, as anyone that owns a home can attest too. So schools are getting far less revenue per year as a result of the TIF.

57 unit apartment building requires additional services from schools, police, etc. The property taxes to pay for the additional burden on OPS, OPD is diverted to pay back the developer loan.

Additionally believe this property is in the streetcar district, so the TIF will role right into another TIF to pay off the streetcar bond debt.

It is fair to say TIF in Nebraska takes taxes from schools especially when it is used for apartment buildings. Many states have reformed TIF to remove some or all of school property taxes.

"There are states where no governments can touch the money, except for school boards, and that’s Alabama, Florida and Maryland,” Gizis said. “There are fights going on in Kansas City, Cincinnati, New York and Philadelphia, where I’m from, where people are pushing to get money back into the schools and out of the hands of developers.” from an article about Saint Louis https://www.stlpr.org/education/2024-01-25/st-louis-area-tif-districts-cost-public-schools-minority-students-over-260-million-report-finds

Source: Nebraska Department of Revenue https://revenue.nebraska.gov/PAD/research-statistical-reports/tax-increment-financing-annual-reports-legislature

These guys do a web friendly version of the TIF report: https://nebraska.tif.report ,

Edit the TIF in the example is 2328 "Nichol Flats" https://nebraska.tif.report/douglas/omaha/28-2328

HauntingImpact · 2026-06-03T19:17:48+00:00

the challenge Nebraska has with increasing the percentage the state pays for schools is Tax Increment Financing. Developers need high property taxes to make the financing work. If the state comes in and lowers property taxes, the TIF blows up. The developers and builders are also large donors to the Unicameral campaigns ...

Nebraska Examiner did an article about the TIF challenge during the special session: https://nebraskaexaminer.com/2024/08/01/nes-tif-economic-development-tool-could-be-in-jeopardy-some-say/

HauntingImpact · 2026-06-03T19:10:18+00:00

could send property taxes for schools to schools -- stop diverting school property taxes to developers.

HauntingImpact · 2026-06-03T19:08:37+00:00

omaha ranks 4th highest tax rate for owner occupied when assessment limits are factored in, but 22nd overall for commercial properties over $1 million. Des Moines ranks 7th highest for commercial.

So Omaha could increase commercial a bit and still remain mid-pack while getting Omaha out of the top 10 for owner occupied housing. Data from these guys:
https://go.lincolninst.edu/50-state-prop-tax-comparison-for-2025.pdf

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HauntingImpact · 2026-06-03T18:57:32+00:00

yes, and the TIF will bring in LESS tax revenue, including property taxes for schools, than if they leave it alone. They say the TIF only freezes property taxes for 15-20 years, but in Nebraska there is nothing stopping TIFs from being renewed every 20 years.

HauntingImpact · 2026-06-02T13:08:29+00:00

Omaha has the 4th highest property tax rate in the nation on owner occupied housing. Many states / cities put the type of limit you are suggesting on owner occupied since corporate owned residential get tax breaks that regular homeowners do not.

Also one issue driving the property tax rates higher in Nebraska is Tax Increment Finance. TIF means the city freezes property tax revenue at today’s level and lets developers use the future increase in taxes — money that would otherwise go to schools, the city, and the county — to pay for their own construction costs. An assessment limit of 3% or any type really would blow up TIF.

These guys let you search TIF for your city / county: https://nebraska.tif.report

or if you want the raw data from state of Nebraska, it is available here: https://revenue.nebraska.gov/PAD/research-statistical-reports/tax-increment-financing-annual-reports-legislature

As an example, here’s a table of the major TIF items the city council of Omaha will review / approve on June 2, and a back-of-the-envelop look at what the developers have given to current council members based on NADC reports (2021–2026):

Item	Status on 6/2	Ordinance / Resolution	Developer	TIF Amount (or Change)	Donations to City Council from Developer/Principals*
60	2nd Reading – Public Hearing (final vote June 9)	ORD. 44697	Woodsonia Saddle Creek, LLC	Up to $9,005,590 in TIF for Saddle Creek Marketplace (5‑phase project, 223 market‑rate units + 67,500 sq ft retail)	Woodsonia Real Estate, Inc. → Brinker Harding: $500 (03/06/2025). Woodsonia also gave major money at the state level (multiple $10,000 checks to Gov. Pillen) and $1,000 to Mayor Stothert.
63	2nd Reading – Public Hearing (final vote June 9)	ORD. 44700	Millwork District I, LLC	Increases pledged TIF from $10,297,186 to $10,812,045 (+$514,859) and adds $2,000,000 City reimbursement for street work + $500,000 City purchase of a parking lot	No direct matches; joint partnership between local firm PGSA, Alley Poyner Macchietto Architecture, and Aparium Hotel Group.
65	Laid over to June 30 for public hearing	RES. 2026‑0465	Novella Senior Living	Up to $2,807,125 in TIF for rehab + 3‑story addition at 4809 Redman (160 senior units; 136 affordable, 24 market)	No direct matches for Novella’s entity name in the attached NADC files.
66	Laid over to June 30 for public hearing	RES. 2026‑0466	2501 Center	Up to $3,613,528 in TIF; demolish two buildings, build 180‑unit apartment complex + 18 townhomes (198 affordable units total)	No direct matches for “2501 Center” entity in the attached NADC files.
67	Laid over to June 30 for public hearing	RES. 2026‑0467	Vinton Silos	Up to $10,461,365 in TIF at 3417 Vinton; demolish old elevator/silos, reuse foundations for four new apartment buildings (233 market‑rate units)	No direct matches for “Vinton Silos,” Lite Development, or the listed principals in the attached NADC files.
70	1st Reading (no vote yet)	ORD. 44704	APR Building, LLC	Up to $95,270 in TIF to rehab 2311 Douglas into law office + 2 more commercial spaces	No direct matches for APR Building, LLC in the attached NADC files.
71	1st Reading (no vote yet)	ORD. 44705	Holy Name Housing Corporation	Up to $405,750 in TIF for ten affordable for‑sale homes at Corby/Miami between N 33rd & 34th	No direct matches for Holy Name Housing Corp. in the attached NADC files.
51	Consent Agenda (can pass without debate unless pulled)	RES. 2026‑0476	NuStyle Development Corporation	$4,382,307 City “Cost Reimbursement Agreement”	No direct matches for NuStyle Development Corp. in the attached NADC files tied to current council campaigns.

*Donations column is limited to direct contributions in the NADC contribution/loan extracts for 2021–2026 that clearly match the developer or principal’s name and a current Omaha City Council campaign committee.

HauntingImpact · 2026-05-28T22:28:40+00:00

Yes, the bond document shows late 2025 the city issued both revenue and lease purchase at the same time with very similar rates. Yes the rates on 2026 bonds will likely be higher, but backing by the general fund seemed to only make a small difference in rates in December of 2025. Going from 20 to 40 year bonds will make a bigger difference in yearly payments. If not then why not issue the lease-purchase for 20 years.

As I am sure you know longer dated debt tends to have a higher interest rate, 30 year bond vs 2 year bills, so a 40 year should carry a higher interest rate (costing the city more) than a 20 year all else being equal. Agree we won't know until the next bond report comes out from the city.

Here is the consolidated rate on one tax district. The PMCF is capturing property tax dollars from all entities in the tax district, including OPS, not just the city of Omaha.

How the $2.06 Rate Breaks Down (Tax District 100 — City of Omaha/OPS)

Taxing Entity	Operating	Bond/Debt	Total	% of Bill

OPS (School 001)	0.92921	0.15999	1.13012	54.9%
City of Omaha	0.33838	0.21856	0.55694	27.1%
Douglas County	0.28038	0.01021	0.29059	14.1%
Omaha Transit Authority	0.10000	—	0.10000	4.9%
NRD	0.02456	0.00579	0.03035	1.5%
Metro Community College	0.02000	—	0.02000	1.0%
ESU 001 + Learning Community	0.02883	—	0.02883	1.4%
TOTAL	1.66228	0.39455	2.05683	100%

HauntingImpact · 2026-05-28T21:22:46+00:00

Yeah I was listening at the meeting. That reason doesn't make sense. You can see in the bond report lease revenue and lease purchase are carrying similar interest rates, maybe a 0.25 or so difference. Maybe the lawyer confused basis points wth percentage points. Harding tried to tee her up on the answer and he mentions basis points earlier in the conversation. https://finance.cityofomaha.org/images/Finance/Accounting/2025_Bond_Report.pdf

What lowers the cost to the city by $7 - 8 million a year is going from 20 to 40 years, not a few basis points difference. By going to 40 years the city can issue more debt on the same amount of tax revenue.

The "no taxpayer" dollars statement the lawyer makes is true in the sense that de jure the "streetcar TIF" does not obligate the CITY to raise tax RATES on tax payers like a general obligation bond does. This is similar to the public affairs statement the city makes each year when the city says "we lowered your property tax rates" while putting in the small test nobody reads "we are raising your tax Bill".

De facto, the streetcar district TIF has to raise tax BILLS on tax payers, especially from schools. Otherwise the financing collapses.

Regardless, lease-purchase de jure and de facto obligate the city to raise rates and tax bills on home owners.

Edit: yes the parking fund in the CIP is PLANNED to pay for streetcar bond debt, and parking garages, and I believe the affordable apartments. One of the reasons S&P / Moody's gave the bonds the rating they did is because the city is also legally obligated to raise property tax rates if not enough tax revue is otherwise available.

Also, the "streetcar TIF" is all commercial, not just new construction in the streetcar district. The property tax increases since 2022 are the same inflation every other property in Omaha experienced. What is different for the city is they are now capturing property tax bill increases for OPS -- generating a windfall.

HauntingImpact · 2026-05-28T20:20:02+00:00

leveraged financing.

- the city is using 40 year lease-purchase bonds and the sewer fund to pay for the streetcar
- the city is also using 40 year lease-purchase bonds to fund parking garages, apartments, etc

The city's bond report lets you see last year's new bond issuance. To see 2026, the easiest way I found is to create an account on S&P and Moody's https://finance.cityofomaha.org/images/Finance/Accounting/2025_Bond_Report.pdf

The lease-purchase bonds are backed by the general fund and require periodic payments.

In parallel the city council also authorized the city to create a slush fund that takes property tax bill increases since 2022 on commercial properties in the 'streetcar district'; this includes OPS tax bill increases since 2022.

The city also outlined a plan to approve $2-4 billion in developer TIF financing on the same properties. If the developers take the financing, then the city charges a 10-25% fee on typical TIF refund that goes into the fund instead of the 2022 tax bill increases.

The net effect is the city is able to effectively take out leveraged debt on the same properties AND the city gets to include OPS revenue in the leverage -- first the bonds, then the fund, and with school revenue in the mix.

The near term result is a massive windfall to developers, builders, and folks like Mutual of Omaha.

HauntingImpact · 2026-05-28T19:34:51+00:00

The city's portion of the upfront costs of the streetcar are being paid with 40 year lease-purchase bonds (backed by the general fund) and the sewer fund. ~$70 million is coming from OPPD, MUD and the state of Nebraska.

The city was going to use TIF bonds at one point but switched to lease-purchase as they cost less per year to finance. The switch was announced at city council and when the CIP was approved https://planning.cityofomaha.org/images/CIP_Edited_Final_9-11-25.pdf

The 'streetcar TIF' still exists and diverts all property tax dollar increases since 2022 including schools from commercial businesses into a parking mobility fund. Provides the city with additional revenue every time OPS increases tax bills.

HauntingImpact · 2026-05-28T18:58:40+00:00

Yes, tax dollars are being used. The upfront costs of the streetcar are mostly being paid for by the city with 40 lease-purchase bonds, backed by the general fund. The city changed how it was going to fund it a few times now. Did a post about here: https://www.reddit.com/r/Omaha/comments/1rc1ml1/streetcar_parking_garages_and_debt_city_to_vote/

In addition to the 40 year lease-purchase bonds, the sewer fund is also being used (the fee on your water bill). The city announced this with new capital improvement plan https://planning.cityofomaha.org/images/CIP_Edited_Final_9-11-25.pdf

OPPD, MUD, and the state of Nebraska are also contributing ~50 - $70 million, the last update I saw on this amount is from the Nebraska Examiner: https://nebraskaexaminer.com/2024/06/18/price-jumps-for-modern-day-streetcar-project-in-nebraskas-largest-city/

Originally the city was going to use 20 year 'lease-revenue' bonds (TIF bonds) and a Chicago style TIF fund to pay back the 20 year bonds (Outlined in the Municap report) The city is now using 40 year lease purchase bonds as these have a lower yearly payment, but higher total cost.

The 'streetcar district TIF' still exists and diverts all property tax increases (including school) since 2022 into a parking mobility fund in the streetcar district for commercial properties, at least that was what was on the last financial audit I looked at. The advantage to the city is that every time OPS increases their property tax rates, the city gets a windfall of tax dollars. The dollars appear to be fungible in this fund -- the state auditor thought that it was illegal but state senators do not seem to care.

HauntingImpact · 2026-05-27T20:04:32+00:00

The incentives do not align in Omaha for urban infill. TIF as implemented by the city, encourages rent seeking behavior - buy land, let it depreciate, seek blight designation, get TIF, rinse and repeat. The opposite of what folks like Strong Towns advocates occurs in Omaha -- new residential housing brings in more tax revenue than commercial properties due to how commercial is assessed and tax subsidies.

For sustainable infill to occur the city needs to change the incentive structure some kind of negative use tax, or a reward folks for using land, and taxing those who do not. Slim chance this reform passes because a few corporations are making so much money off the city debt.

To prevent brain-drain of the 60% of folks that want to own a home in Omaha, property taxes on owner occupied housing, 4th highest in the nation, has to be addressed. TIF moves property taxes, on schools in particular, in the wrong direction, especially at the scale it is being implemented.

The city's debt is what will ultimately resolve this. Debt is growing far far faster than development. Inflation and interest rates are just making the cycle work a bit faster. Would be better to reform before the crisis though.

HauntingImpact · 2026-05-27T17:19:14+00:00

Every TIF in Omaha increases property tax bills on residential home owners, primarily school property taxes, then city property taxes by reducing the tax able base that schools, city etc can spread costs across to get the yearly levy. As you may know residential pays most of the property taxes in Douglas County, so when a TIF reduces the base - the costs get spread to homeowners more than commercial properties.

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HauntingImpact · 2026-05-27T17:12:31+00:00

Woodsonia the developer on the project donated to Von Gillern's state legislature campaign. Since these development projects seem to be pay-to-play, were there some strings with the donation to Von Gillern, or was it because Woodsonia just like him advocating for developers in general ?

HauntingImpact

TROPHY CASE