CID Timeline

While all Community Improvement Districts (CIDs) follow a similar lifecycle, timelines can vary depending on the size and pace of development. Some CIDs may exist indefinitely, while others are dissolved after 20–30 years once all obligations are satisfied. The typical process progresses from land acquisition through installation of public improvements, warrant financing, bond issuance, and ultimately debt repayment:

 

Step 1: Land Acquisition (12-36 months)

• Developer identifies and evaluates land for potential development
• Engineer and Developer assess site feasibility and infrastructure requirements
• Municipal Advisor reviews site plans and estimates to determine financial feasibility of the project
• Attorney assists Developer with land acquisition and purchase agreements
• Developer team negotiates subdivision and interlocal agreements with the city or village
• Preliminary and final plats are approved

Step 2: CID Formation (~90 days)

• CID is formally created through the city council or village board
• Professional team is engaged (attorney, municipal advisor, engineer, accountant – see Key Players)
• Inter-local agreements are finalized, if applicable

Step 3: Installation of Improvements (12-18 months)

• CID Board adopts resolutions of necessity
• Engineer prepares bid specifications, notices to contractors, and manages the bidding process
• Contracts are awarded to lowest qualified contractors
• Installation of public infrastructure improvements begins

Step 4: Warrant Issuance (1-7 years)

• Occurs concurrently with infrastructure installation
• Special assessments levied on benefited properties
• Annual interest warrants issued

Step 5: Lot Sales and Construction (2-7 years)

• Lots are marketed and sold to builders or end users
• Construction of residential, multifamily, commercial, and/or industrial improvements occurs
• Property values and tax base begin to grow

Step 6: Bond Issuance (3-7 years)

• Sufficient taxable valuation is established within the District
• Bonds are structured and issued as the tax base grows
• Bond proceeds are used to redeem outstanding warrants and convert to long-term financing

Step 7: Bond Debt Retired (20-30 years)

• Bond debt is repaid over time through property tax collections
• Once all obligations are satisfied, the CID may be dissolved