Tax Increment Financing 101
Casey Griffiths - Ehlers, Joe Murray - Ehlers
Understanding the fundamentals of tax increment financing (TIF) is critical to help fill financial gaps and drive development initiatives forward. Join Ehlers’ advisors as they discuss basic principles of TIF and explain how it can be used effectively. This session will explore the building blocks of TIF, different types of TIF districts and their establishment requirements, the public approval process, and where to turn if things get complicated.
Municipal Debt 101
Paul Boening - Ehlers, Peter Meidal - Ehlers
If you are new to government finance, an infrequent issuer of municipal securities, or just looking to brush up on bond basics, then you do not want to miss this informative session covering the fundamentals of municipal debt. In Municipal Debt 101, we explore the debt issuance process from beginning to end. Along the way, our advisors address what questions you should ask when considering debt, the various players in any given transaction, and best practices for fulfilling post issuance obligations such as continuing disclosures and arbitrage.
Municipal Budgeting 101
Kayla Thorpe - Ehlers
Creating the annual budget can seem overwhelming and challenging for those both new and experienced in government finance. Understanding and focusing on the basics and mechanics of assembling an annual budget can set you and your community up for success. This session will review the fundamentals of budgeting including priority and goal setting, fund accounting, budget strategies and tax rate calculations.
Alternative Funding Sources & Covered Services
Brian Roemer - Ehlers, Ariana Schmidt - Ehlers
As municipalities across the State continue to struggle with levy limits there is a growing need to explore alternative revenue sources to maintain balanced operating budgets. Going beyond budgeting strategies discussed in Municipal Budgeting 101, this session will provide an overview of alternate revenue sources such as special charges for covered services, impact fees, connection charges, wheel tax, stormwater utilities and special assessments. With an emphasis on special charges for covered services, the session will also focus on the use of these revenue sources in Wisconsin and the pros and cons of considering them in your municipality.
Inside the Capital Stack: What Economic Development Staff Should Know
Keith Dahl - Ehlers, Schane Rudlang - Ehlers
City and county staff regularly evaluate economic development proposals that involve multiple sources of public and private financing. This session provides a practical overview of the major private financing and investor groups active in development projects, the asset classes they typically pursue, and how different investors assess risk and anticipated returns. Attendees will gain insight into how debt and equity capital, real estate investments, and layered financing structures come together in private-sector projects, and how a stronger understanding of investor expectations can improve project evaluation and the strategic use of local economic development tools.
Key Financial Indicators for Utilities
Jon Cameron - Ehlers, Gera McGuire - Moody's
In this session, we will dive into key financial indicators as identified by Moody’s Investor Services for water, sewer, electric and stormwater utilities. Case studies and examples will be used as part of this session to demonstrate how the metrics are calculated and apply to utilities. Moody’s staff will also present trends in these metrics across utilities in Wisconsin.
Affordable Housing Extension Case Studies
Phil Cosson - Ehlers, Jennifer Andrews - The City of Waukesha, Jeff Fortin - The City of Waukesha, Tim Blakeslee - City of Plymouth, Wisconsin
Many communities have leveraged the TIF one-year extension for affordable housing and housing stock improvements. Learn about some initiatives communities have undertaken using these funds and how the extension can be applied practically.
General Session: Economic Development Case Studies
Greg Johnson - Ehlers, Bob Duffy - The City of Oconomowoc, Noah Wiedenfeld - The City of New Richmond
A primary goal of economic development is to help transform areas. Hear how the City of Oconomowoc revitalized a foreclosed resort, former golf course, and shuttered shopping center, and how the City of New Richmond created a public private partnership to construct a new library and mixed use development.
Protecting Public Funds in Today’s Market Environment
Brian Johnson - Ehlers, Brian Reilly, CFA - Ehlers, Tami Olszewski, CPFIM - Ehlers
Attendees will have the opportunity to join members of Ehlers’ Investment team for a panel discussion on current economic fundamentals and key considerations for cash and investment management in the current marketplace. We will discuss overarching themes for the past year and look at current economic trends shaping our strategies. We will save time for a question-and-answer session with the audience, so please come with any questions you have related to the economy or short-term interest rate environment.
Defendable TIF Project Plans
Harry Allen - Ehlers, Josh Low - Ehlers
Before you can put Tax Increment Financing (“TIF”) to work in your community, you need a project plan that’s sharp, defensible, and built to deliver results. Join us as we show you how to craft a strategic and compliant plan - from drawing boundaries that make sense to pinpointing which project costs and funding strategies truly belong in the district. We’ll dig into how to earn the confidence of your Joint Review Board (“JRB”) and the public, build in smart flexibility, and crack the code on proving the but-for test so your TIF is set up for long-term success from day one.
General Session: The State of Housing in Wisconsin: Challenges, Opportunities, and Strategic Insights
Jon Cameron - Ehlers, Greg Johnson - Ehlers, Dr. Matthew Mleczko - Marquette University, Andrew Hunt - Vieth Institute for Real Estate Leadership
Housing affordability and availability remain pressing issues for communities across Wisconsin. This session will provide a high-level overview of current housing trends, cost challenges, and the implications for municipalities and local economies. Attendees will gain fresh perspectives on how housing mix, market dynamics, and policy strategies can influence development and affordability. The discussion will encourage strategic thinking and explore practical approaches municipalities can consider to support housing growth and meet evolving community needs.
General Session: Creating Connections: Innovative Strategies for Economic Development, Recruitment, and Municipal Communications
Jon Cameron - Ehlers, Jay Shambeau - Innovative Public Advisors, Jess Wildes - Innovative Public Advisors
Municipal leaders are increasingly challenged to navigate complex economic development initiatives—from TID/TIF requirements to development agreements—while also communicating effectively with distinct audiences and recruiting top talent in a rapidly changing public-sector workforce landscape. This session will help attendees translate technical economic development concepts, strengthen intentional communication, and explore modern strategies for attracting high-quality leaders. Participants will leave with practical tools and insights to enhance organizational capacity and position their municipalities for long-term success.