Who we are
About Us:
At TIF Staff LLC., we believe in empowering cities and communities with sound, evidence-based tools to shape their economic future. Our expertise is grounded in over 30 years experience working over 150 deals.Our Vision:We envision communities that grow equitably and sustainably, where investments in infrastructure, revitalization, and redevelopment truly serve the public interest. Our goal is to make technically difficult financial tools understandable, transparent, and accountable.
Our Mission:
- Demystify TIF by translating dense financial analysis into accessible methods, helping decision-makers see both opportunity and risk.
- Provide rigorous guidance through modeling, case studies, and best practices that reflect how real-world TIF deals are structured and evaluated.
- Promote sound public investment by encouraging checks and balances, performance monitoring, and alignment of incentives—so that public dollars deliver measurable community value.
- Cultivate capacity in local governments, agencies, and civic stakeholders so they can engage meaningfully in evaluating and approving TIF projects.
What We Do:
Training & Workshops — Tailored sessions that walk participants through TIF feasibility models, cash‑flow projections, cost verification, and due diligence.
Technical Assistance — One‑on‑one support for communities reviewing proposed TIF districts, structuring financing, or monitoring ongoing performance.
Tools & Templates — Adapted from the original guide, we provide spreadsheets, checklists, and case analyses to help you run your own scenario modeling.
Thought Leadership — Research, articles, and commentary that bridge the gap between theory and practice in development finance
Why This Matters:
While TIF is a powerful lever to jump-start redevelopment, it’s also fraught with risk when misused. As the guide highlights, a rigorous approach is essential to avoid unintended burdens on taxpayers, underperforming projects, or inequitable outcomes. By centering transparency, data-driven analysis, and ethical governance, we aim to help ensure that TIF is used not as a political shortcut, but as a tool for responsible growth.Get in touch today to discuss how our expert consultants can provide tailored solutions to drive your business forward. Our dedicated team is ready to assist with any inquiries and ensure your consulting needs are met with precision.
Meet Joe Gromacki
Joe Gromacki serves as the Tax Increment Financing (TIF) Coordinator and Real Estate Development Specialist for the City of Madison, Wisconsin since 1999 and began his economic development career in Racine, Wisconsin in 1989. His deep involvement in municipal redevelopment efforts and TIF administration provides him with a unique vantage point at the intersection of public policy, finance, and urban planning.
Experience & Role
In his role with Madison’s Department of Planning & Community and Economic Development, Joe manages the city’s TIF programs, oversees redevelopment proposals, and ensures alignment with municipal goals and financial prudence.
He is responsible for advising on TIF financing requests, enforcing policy guidelines (such as Madison’s “50% rule” for gap financing), and often helping interpret complex financial structures for city officials and stakeholders.
Beyond day-to-day oversight, he has been engaged in public debates around TIF risk, transparency, and policy exceptions—earning him recognition as a practitioner who applies rigorous financial discipline to an often-controversial tool.
As an Author & Thought Leader
Joe is co-author of Tax Increment Financing: A Practical Guide for Analyzing TIF Risks, Benefits, and Outcomes, collaborating with Dr. John Kovari of the Univesity of Wisconsin - Lacrosse.
His contributions blend practical, on-the-ground experience with analytical rigor—helping translate conceptual frameworks into tools and metrics that cities can use to evaluate and monitor TIF districts.
He co-hosts webinars and presentations (for example, through ICMA’s “From Data to Decisions” series) to help practitioners and local officials better understand and apply TIF best practices.
Philosophy & Approach
Joe believes that TIF should operate transparently, objectively, and with guardrails against overextension. He supports policies that require full disclosure of developer financials, enforce self-supporting criteria, and limit subsidy levels to sustainable bounds. He emphasizes the need for decision‑makers and stakeholders to use data, underwriting principles, and scenario modeling—not just political judgment—to assess TIF proposals.
He also stresses accountability and oversight across jurisdictions—insisting that cities, counties, and school districts have roles in reviewing TIF impacts so that tax increment tools are not used in a vacuum.
Contact us
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