MassDevelopment’s bond financing programs offer a cost-effective way to finance real estate and equipment in Massachusetts. Lower rates and flexible terms keep you competitive while providing a smart solution for the refinancing of debt.
Exempt from federal taxes and in certain cases Massachusetts state taxes, tax-exempt bonds are usually the lowest interest rate option for real estate projects and new equipment purchases. Tax-exempt bonds can be sold in the capital markets or directly to your bank or another financial institution.
Projects eligible for tax-exempt financing in Massachusetts include:
- 501(c)3 nonprofit real estate and equipment
- Affordable rental housing
- Assisted living and long-term care facilities
- Public infrastructure projects
- Manufacturing facilities and equipment
- Municipal and governmental projects
- Solid waste recovery and recycling projects
Under the bond program, tax-exempt equipment financings can be structured as leases utilizing lease documents and purchased by financial institutions which engage in lease financing, tax-exempt loans, and other structures.
MassDevelopment can issue taxable bonds for a variety of purposes including advance refundings, capital projects that are ineligible for tax-exempt financing, and a “tail” in conjunction with a tax-exempt financing if the borrower's needs exceed its eligibility to issue tax-exempt bonds or if it wants to finance ineligible costs.
The Capital Lease Program is most often used for equipment purchases, installation, and related expenses of $1,000,000 and up. It saves borrowers time and closing costs when borrowing at low tax-exempt rates.
MassDevelopment offers three unique financing programs designed to support public infrastructure projects. The programs can be used independently, or in combination, and involve the establishment of an identified development/redevelopment district to finance infrastructure that will spur real estate development that may not otherwise occur.
- Infrastructure Investment Incentive Program (I-Cubed)
- Public-Private partnership to support approved development projects with major infrastructure needs in the range of $5 million to $50 million.
- Administered by the Secretary of Administration and Finance and the Commissioner of the Department of Revenue in partnership with MassDevelopment.
- Once development is complete, debt service is paid by the Commonwealth from new state tax revenue generated from job creation and other economic activity from the project.
- District Improvement Financing (DIF)
- Known as Tax Increment Financing (TIF) in other states.
- Using new property tax revenues collected from a predefined geographic area to pay infrastructure project costs through a bond or pay-as-you-go.
- Incremental property taxes from new growth in a district used to create infrastructure investment.
- Bonds can be issued by the municipality or MassDevelopment on behalf of the district.
- Local Infrastructure Development Program (23-L)
- Special assessment financing for infrastructure improvements.
- Landowners in benefited district pay bond debt service through special assessments on parcels that stay in place if the property is sold.
- Shifts burden for infrastructure to the private sector; landowner consent needed.
- Bonds can be issued by MassDevelopment on behalf of the district.
- Roadways and intersections
- Water and wastewater facilities and related lines
- Transportation facilities such as train stations, bus depots, etc.
- Seawalls, docks, wharves, bridges, culverts, and tunnels
- Streetscape, sidewalks, electric lines, and street lights
- Parks, playgrounds and recreational facilities
- Parking garages
- Brownfield mitigation
- Site acquisition, demolition and site pad development
- Soft and financing costs (engineering, architectural, etc.)
Infrastructure financed can be located in or be supporting development in the district. It must be publicly owned upon completion.
The STAR Fund was created to provide participants with a convenient method of pooling cash and proceeds of bonds, notes or other obligations for temporary investment, pending their expenditure.
MassDevelopment STAR Fund’s Rating is AAAm.*
*Standard & Poor’s fund ratings are based on analysis of credit quality, market price exposure, and management. According to Standard & Poor’s rating criteria, the AAAm rating signifies excellent safety of invested principal and a superior capacity to maintain a $1.00 per share net asset value. However, it should be understood that the rating is neither a “market” rating nor a recommendation to buy, hold or sell the securities. For a full description on rating methodology, visit Standard & Poor’s website.
To learn more about the STAR Fund, you can view and/or download the following documents and forms:
- STAR Fund Information Statement
- Fact Sheet (April 30, 2022)
- Portfolio Composition (March 31, 2022)
- Holdings Summary (January 31, 2022)
- Standard and Poor’s Semi-annual STAR Fund Profile (March 31, 2022)
- 2021 STAR Fund Annual Report
- Certificate of Authorization Form
- Contact Registration (Online Access) Form
- Log in to the STAR Fund