Tax Increment Financing in Fairview Heights

Tax Increment Financing, or TIF, is a public financing method which has been used for redevelopment and community improvement projects in the United States for more than 50 years.

TIF is a tool to use future gains in taxes to finance current improvements which theoretically will create the conditions for those future gains. When a public project is carried out, there is often an increase in the value of surrounding real estate, new investments, and new or rehabilitated buildings.There are currently 6 TIFs and 1 Enterprise Zone located within the City of Fairview Heights. Below you will find information about each TIF.

TIF Maps  Description
Lincoln Trail TIF Resized 
Lincoln Trail TIF
 Established in 2007, the Lincoln Trail TIF was created primarily
 to assist in revitalizing Lincoln Trail, which is an old Highway
 corridor, preceding Interstate 64.

 Businesses who have utilized the benefits of the Lincoln Trail
 TIF include:

 Bunkum Road TIF Resized
Bunkum Road TIF
 Established in 2003, the Bunkum Road TIF was created to
 promote a large residential development.

 The Summit Springs subdivision is currently located
 within this TIF. 


 Shoppes at St Clair Square TIF Resized

Shoppes at St. Clair Square TIF
 Established in 2005, this TIF was created in conjunction with the
 development of the Shoppes at St. Clair Square. In addition to the
 TIF, a Business District was created with the same boundary as the
 Shoppes at St. Clair Square TIF.

 Some of the businesses currently located in this TIF are:

Fairview Heights TIF NO 4 Resized
Fairview Heights TIF #4 
 Established in 2015, TIF #4 is on the west edge of town
 and contains 144 acres. It is centered on the Fairview 
 Heights MetroLink station. Two (2) projects are 
 envisioned: mixed-use commercial/residential
 development adjacent to the MetroLink platform and on the
 southeast quadrant of St. Clair Avenue and Illinois Route 
 161, and a 38 acre business/industrial park on the east
 side of 161. This TIF creation allows the City to offer 
 incentives to developers via a rebate of property taxes
 and/or financial assistance on infrastructure developments.
Ludwig Drive TIF Resized
Ludwig Trail TIF 
 Established in 2016, the Ludwig Drive TIF is a 27.5 acre area 
 entirely for commercial use. There are two (2) parcels in the
 boundary for development potential. The TIF funds will assist
 with deteriorated buildings, vacant properties, and site 

 Three projects are envisioned for the Ludwig Trail TIF:
  • Redevelopment of St. Clair Cinema 10
  • Filling of the former Sports Authority space at Fairview Heights Plaza
  • Development of the Outparcel
 State Route 159 North TIF Map Resized
State Route 159 North TIF
 Established in 2016, State Route 159 North TIF is on the north edge
 of town. The west side of Illinois Route 159 contains 128 acres
 and includes the Fairview Heights Plaza Shopping Center.  

 Development of a shopping complex and/or a destination center
 on the 72 acres north of the CSX railroad tracks is envisioned.


Enterprise Zone Map Resized
Enterprise Zone
 The Enterprise Zone, established in 2015, was created to
 stimulate commercial and industrial growth and retention
 within specific areas of the community. The Enterprise Zone
 includes all property in the existing Lincoln Trail TIF, 
 Fairview Heights TIF #4, Ludwig Drive TIF, and State Route 
 159 TIF. A 5-foot strip along St. Clair Avenue is used to connect 
 these areas in the Enterprise Zone. In addition, the City has also
 placed commercial properties on the south side of Ludwig Drive
 at Fairview Heights Plaza within the boundary of the 
 Enterprise Zone. 

 You can find supporting documentation regarding the Fairview
 Heights Enterprise Zone here:

Businesses that have utilized the Enterprise Zone are
The Perfect Finish Collision Center located at 10610 Lincoln
Trail, and NAPA Auto Parts at their new location at 10408
Lincoln Trail.