Published on March 19, 2026
SAN ANTONIO (March 19, 2026) – The San Antonio City Council voted to approve changes to the displacement language included in the Tax Increment Financing (TIF) Program Policy. After Councilmembers expressed an interest in discussing Tax Increment Reinvestment Zones (TIRZ) and the TIF policy, City staff briefed members of the Planning and Community Development Committee in January and February of 2026.
District 4 Councilmember Edward Mungia expressed dissatisfaction with the vagueness of previous TIF policy language and emphasized the need to explicitly state the significance of preventing displacement as it relates to projects receiving City incentives like TIF.
“In the midst of a housing affordability crisis, the last thing our residents need is for displacement to occur at or near sites of development projects using public funds,” stated District 4 Councilmember. “We have a responsibility to ensure that we preserve and protect the current affordable housing stock in our city while balancing our commitment to supporting economic development projects.”
Language about displacement in the TIF Policy approved previously by City Council on December 15, 2022, stated:
“A TIRZ or a TIF-funded project shall not cause direct residential displacement. Direct residential displacement as defined by the City includes any occupied and habitable household(s) located on the proposed project site that will require permanent displacement.”
The new changes Councilmembers approved include:
“A TIRZ or a TIF-funded project shall not cause direct residential displacement. Direct residential displacement as defined by the City includes permanent displacement of any occupied and habitable household(s) located on the proposed project site or within any future phases of the project to include property contiguous to the project site controlled by the Developer.
“Proposed projects will be subject to a review of direct residential displacement that has occurred for the prior two years from the application date.
“Proposed projects will also be subject to a Displacement Impact Assessment (DIA).”
Other changes to the policy include more clarity about the Displacement Impact Assessment, as stated below.
“All construction projects will need to complete the City’s adopted Displacement Impact Assessment (DIA) to provide data on the vulnerability of the neighborhood in the surrounding area to potential increased property values. Surrounding area will include a minimum of one-quarter mile from the boundaries of the project site and all phases part of the project. For projects that score a Medium or High risk on the DIA, the project must include a plan on efforts to mitigate the effects of potential displacement.”
The District 4 Councilmember hopes that with these changes, the City Council will be able to make informed decisions about future development projects while adhering to the intent of the TIF policy.