Delaware County panel votes to capture TIF increments in two legacy areas, citing risk of state penalty
June 11, 2026 | Delaware County, Indiana
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The Delaware County Redevelopment Commission voted 3–1 on June 11 to treat two legacy tax-increment-financing (TIF) areas — Morrison Road and Bio Vision A Park — the same as the county's other allocation areas, opting not to pass through eligible incremental assessed value for 2027.
Matt Eckerly, a financial adviser with Baker Tilly, told the commission that state rules require a June 15 notification to overlapping taxing units and the gateway system, and he warned: "there will be an automatic pass through a penalty so to speak of 5% of eligible incremental assessed value in every allocation area." He said late notices could create circumstances that jeopardize the authority's ability to pay bonds in some allocation areas.
The decision reverses the commission's historical practice for those two legacy areas, which had been passed through in previous years. Commissioners discussed the distributional impact: Eckerly estimated the Morrison Road homestead pass-through eliminated approximately $1.8 million of assessed value last year that would have generated roughly $357,000 in tax-increment revenue, while the Bio Vision parcel would have produced only a small revenue amount (about $15,000).
Commissioner Miss Green said she favored capturing the value rather than continuing pass-throughs, arguing the commission could have "more impact for the taxpayers by not passing these through than we can by saving a penny." The motion to treat Morrison Road and Bio Vision A Park like the other districts (no pass-through) carried by roll call.
The commission directed staff to have the president execute and distribute the required notification letters and to ensure the auditor uploads the materials to the statewide gateway before the June 15 deadline. Officials also asked staff to prepare a clearer illustration of pass-through impacts next year when the commission considers the 2028 determinations.
What happens next: The president will sign and distribute the notification letters to affected taxing units and the auditor will upload the distribution lists to the gateway. The commission plans to revisit the timing and reporting in future budget cycles so members can evaluate the longer-term effects of SEA1 homestead-deduction changes and other dynamics on TIF strategy.
Matt Eckerly, a financial adviser with Baker Tilly, told the commission that state rules require a June 15 notification to overlapping taxing units and the gateway system, and he warned: "there will be an automatic pass through a penalty so to speak of 5% of eligible incremental assessed value in every allocation area." He said late notices could create circumstances that jeopardize the authority's ability to pay bonds in some allocation areas.
The decision reverses the commission's historical practice for those two legacy areas, which had been passed through in previous years. Commissioners discussed the distributional impact: Eckerly estimated the Morrison Road homestead pass-through eliminated approximately $1.8 million of assessed value last year that would have generated roughly $357,000 in tax-increment revenue, while the Bio Vision parcel would have produced only a small revenue amount (about $15,000).
Commissioner Miss Green said she favored capturing the value rather than continuing pass-throughs, arguing the commission could have "more impact for the taxpayers by not passing these through than we can by saving a penny." The motion to treat Morrison Road and Bio Vision A Park like the other districts (no pass-through) carried by roll call.
The commission directed staff to have the president execute and distribute the required notification letters and to ensure the auditor uploads the materials to the statewide gateway before the June 15 deadline. Officials also asked staff to prepare a clearer illustration of pass-through impacts next year when the commission considers the 2028 determinations.
What happens next: The president will sign and distribute the notification letters to affected taxing units and the auditor will upload the distribution lists to the gateway. The commission plans to revisit the timing and reporting in future budget cycles so members can evaluate the longer-term effects of SEA1 homestead-deduction changes and other dynamics on TIF strategy.
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