2013 TIF revenue in Chicago is down 7.65%, 2% dip in suburbs

July 16, 2014

The Cook County Clerk’s office proud to announce new online TIF mapping tool

On Wednesday, Cook County Clerk’s office and David Orr released the annual TIF report for Chicago and suburban Cook County. There are 435 active TIF districts in Chicago and Cook, with $683 million in revenue in 2013. This was 7.65% decline in the city and 2% decline in suburban Cook.

“TIF revenues declined in 2013, but there is still nearly $700 million collected by TIFs countywide, which taxpayers, for the most part, do not have a detailed, transparent accounting of,” Orr said.

The city of Chicago eliminated 3 TIF districts and 9 were ended in the suburbs. There was also some expansion of previous districts, most notably, the 105th/Vincennes TIF and 12 new suburban TIFs were activated.Chicago 2014 TIF 105th/Vincennes

Chicago will collect $422 million in TIF revenue for its 151 TIFs in the 2013 tax year, or $35 million less than 2012. This dip follows an increase of less than one percent last year and an 11 percent drop in 2011. The city’s 2013 TIF revenue amount is its lowest since 2005, when Chicago collected $386.5 million in TIF revenue. Since 1986, $5.9 billion has been collected from Chicago TIFs.

Revenue for the 284 suburban TIF districts decreased by 2 percent in 2013, from $266 million in 2012 to $261 million in 2013.

The single largest factor for the decline in TIF revenue is the expiration or cancellation of TIF districts. Chicago terminated three TIFs (Stockyards – Industrial Corridor, Near West – Madison-Racine, 89th/State), and nine were terminated in the following suburbs: Bridgeview, Calumet Park, Matteson, Northlake, Richton Park, Rolling Meadows, Schaumburg and Wheeling (2).

However, about 200 TIFs countywide experienced revenue decline, including a few with sharp decreases from 2012 to 2013. For example, Chicago LaSalle Central decreased by $6,289,784, a 31 percent drop. The second largest decline monetarily was Rosemont-1 which decreased by $1,769,584, a 10.5 percent decline. Also in Chicago the Addison South TIF decreased by $716,270, a decline of 29 percent from 2012.

In an ongoing effort to bring more TIF transparency, Orr released a new TIF mapping application called “TIF Viewer.” This new tool comes shortly after taxpayers received tax bills with TIF information for the first time.

“These are but two efforts by my office to bring greater transparency to the TIF process,” Orr said. “So many property owners don’t even know if they are in a TIF District, let alone how much of their property tax bill is going to the TIF.”

The new TIF Viewer, accessible by desktop or mobile device via cookcountyclerk.com, gives visitors a birds-eye view of the county and its TIF districts and allows them to zero in on any TIF district from an intuitive dropdown menu.

Users can:

  • Go down to map-level to select a TIF
  • Zoom to City of Chicago Wards
  • Find a TIF by address or Property Identification Number (PIN)
  • View and export TIF Revenue information for research and analysis
  • Make their own maps with drawing and text tools
  • Links to other County Clerk websites, TIF Information, and the “Understanding TIFs” video

Chicago & Cook County TIF interactive viewerThe Cook County Clerk’s website, cookcountyclerk.com, already provides reports, maps and a TIF property search tool that allows taxpayers to see if they are in a TIF and the portion of their bill that was diverted to that TIF fund.

Key Chicago highlights from Orr’s report:

  • Since 1986, $5.9 billion has been collected from all Chicago TIFs.
  • Three Chicago TIFs were cancelled in 2013. Including the Near West TIF, which averaged $13.5 million in revenue per year over the last five years of its life. (See Chart A).
  • No new TIFs were added in Chicago, but the 105th/Vincennes TIF was expanded from 192 to 4,575 parcels. The current version of this TIF dwarfs its 2012 boundaries, which is now a small corner in the southwest portion of the district. (See map)
  • The largest Chicago TIFs in 2013 by revenue are: Near South ($65.2 million); Canal/Congress ($19.9 million); Chicago/Kingsbury ($19.0 million); Kinzie Conservation ($18.6 million).
  • 30 TIFs had revenue increases.
  • 21 TIFs – including three that were terminated – did not collect any revenue.
  • 103 TIFs deceased in revenue.


Suburban Cook County

In recent years, the number of TIF districts in suburban Cook County has steadily grown. There are now 284 suburban TIFs in 92 suburban municipalities. That means there is at least one TIF in 69 percent of suburban villages and cities.

“It’s interesting to note,” Orr said, “that as the city of Chicago is lowering the number of TIFs, they have increased in the suburbs. This only shows that the need for real transparency with TIFs is just as strong in suburban Cook County as it is in the city.”

Suburban TIF revenue decreased by 2 percent in 2013, from $266 million in 2012 to $261 million in 2013. Four suburban municipalities collected more than $10 million in total TIF revenue in 2013: Rosemont ($32.8 million), Glenview ($30.7 million), Hoffman Estates ($26.4 million), and Cicero ($11.5 million).

Other suburban Cook County TIF highlights:

  • The largest suburban TIFs are: Glenview-Naval Air Station ($30.7 million); Rosemont-1 ($15.0 million); Rosemont-River Road ($11.5 million); and Cicero-1 ($10.1 million)
  • 100 existing TIFs had revenue increases.
  • 103 TIFs had revenue declines.
  • 78 TIFs did not collect any revenue in 2013.
  • Twelve new TIFs were created in Evanston, Glenview, Hanover Park, Harvey, McCook, Midlothian, Oak Forest, Phoenix, Richton Park, and Rosemont. Of those new TIFs, only three generated revenue in 2013 (see Chart B).
  • Three TIFs were expanded to include new parcels (Bedford Park, Evanston, Lemont), while 12 TIFs were cancelled or had parcels removed (see Chart B).


 To view data on each TIF district, see these PDF sections of the TIF Report: Countywide summaryChicago summarySuburban summaryTax Increment Agency Report.

Previous TIF reports, the TIF property search tool, and TIF maps can be found at cookcountyclerk.com.



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