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A Better Partnership

Major Redevelopment in Benton Harbor


Harbor Shores, Benton Harbor, MI



Area of Law:

Economic Incentives


$150+ million in incentives (brownfield TIF and MBT)

This $500 million community redevelopment project, accomplished through several public-private partnerships, encompasses 530 acres, including a Jack Nicklaus golf course, a hotel, parks and public waterfront access, residential development and office space. The project, which began in 2007 and continues today, is the largest brownfield tax increment financing (TIF) project to date in Michigan and is expected to create more than 1,000 jobs.

How We Helped

The project called for combining more than 150 separate parcels of land and the cooperation of four municipalities. We layered multiple incentives for tax capture, securing more than $125 million in brownfield TIF incentives and more than $25 million in brownfield Michigan Business Tax (MBT) credits. We also helped secure Michigan Department of Environmental Quality grants and loans, U.S. EPA grants and loans, a New Markets Tax Credit and a Public Act 425 agreement.

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