title
Presentation, discussion, and possible action on a request for return and reallocation of tax credits for Pioneer Crossing Brownwood
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RECOMMENDED ACTION
recommendation
WHEREAS, Pioneer Crossing Brownwood was awarded 9% housing tax credits during the 2023 Competitive Housing Tax Credit cycle;
WHEREAS, the Board has previously approved a request for return and reallocation of credits on December 12, 2024;
WHEREAS, the Development Owner executed a Carryover Allocation Agreement that included certifications stating each building receiving an allocation would be placed in service by December 31, 2026;
WHEREAS, the Development Owner has requested an extension to the placement-in-service deadline under 10 TAC §11.6(5), related to Credit Returns Resulting from Force Majeure Events;
WHEREAS, the Department lacks authority to extend federal placement-in-service deadlines and may only reset such deadlines by requiring the credits to be returned and immediately reallocated to the Development, as permitted solely under the force majeure provision of the Qualified Allocation Plan (QAP); and
WHEREAS, the Development Owner has submitted documentation demonstrating that a qualifying force majeure event has occurred;
NOW, therefore, it is hereby
RESOLVED, that the request to treat the matter under the force majeure provisions of 10 TAC §11.6(5) is approved, and that the 2023 Qualified Allocation Plan, Uniform Multifamily Rules, and the 2025 Program Calendar shall be applicable to the Development.
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BACKGROUND
|
Development |
Pioneer Crossing Brownwood |
|
Target Population |
Elderly |
|
HTC Award |
$900,000 |
|
City |
Brownwood |
|
Total Units |
49 |
|
HTC Units |
45 |
|
Initial Year of Award |
2023 |
|
Extension Requested |
One year |
Pioneer Crossing Brownwood is a 49-unit development located in Brownwood, Brown County. The development received an award of 9% Housing Tax Credits in 2023, and previously was approved for return and reallocation of credits in 2024. As a result, the current deadline to place in service in December 31, 2026.
After receiving its award, the Development experienced cost increases due to supply chain issues and labor shortages. To help address this gap, the Owner applied for HOME funds from the Department in April 2024. While those funds have been under contract since March 2025, the Developer has been unable to move forward with closing due to the subsequent loss of its investor. Thus, no HOME funds have been provided to the Development Owner. Currently, the earliest that the Developer anticipates replacing the investor is early 2026. Because the Development has not met its 10% Test, approval of this item is necessary in December.
APPLICABLE RULE
Under 10 TAC §11.6(5), a Development Owner may return credits and receive a reallocation outside the standard allocation process if the return is the result of a qualifying force majeure event occurring prior to issuance of IRS Form(s) 8609. Pursuant to 10 TAC §11.6(5), the Department’s Governing Board may approve execution of a Carryover Allocation Agreement for the current program year with the Development Owner that returned the credits, but only if the following conditions are met:
(A) The credits were returned as a result of "Force Majeure" events that occurred before issuance of Forms 8609. Force Majeure events are the following sudden and unforeseen circumstances outside the control of the Development Owner: acts of God such as fire, tornado, flooding, significant and unusual rainfall or subfreezing temperatures, or loss of access to necessary water or utilities as a direct result of significant weather events; explosion; vandalism; orders or acts of military authority; unrelated party litigation; changes in law, rules, or regulations; national emergency or insurrection; riot; acts of terrorism; supplier failures; or materials or labor shortages. If a Force Majeure event is also a presidentially declared disaster, the Department may treat the matter under the applicable federal provisions. Force Majeure events must make construction activity impossible or materially impede its progress.
Staff has reviewed this request and determined that the loss of the investor constitutes a force majeure event under the rules.
IMPACT OF BOARD DECISION
If the Board approves the request:
• The credits will be returned and reallocated, with the 2023 Qualified Allocation Plan, Uniform Multifamily Rules, and the 2025 Program Calendar applicable to the Development.
• A new Carryover Allocation Agreement will be executed.
• The new 10% Test deadline will be July 1, 2026.
• The new placed-in-service deadline will be December 31, 2027.
If the Board denies the request:
• The current placed-in-service deadline of December 31, 2026, remains in place.
• The Development Owner may either meet the existing deadline, return the credits, or have the award terminated for failing to meet the deadline.
• Returned credits will first be reallocated within the original subregion in accordance with 10 TAC §11.6(2). If no pending applications are eligible within the subregion, the credits will be added to the statewide collapse for reallocation.
This request has a de minimis impact on the HOME funds, as all the deadlines under 10 TAC Chapter 13, and the federal Project Completion deadline of March 11, 2028 remain. If the Board were to deny the request, the Development would have until March 11, 2026, to start construction without the LIHTC award or the contract could be terminated. If this were to happen, the Department would have sufficient time to repurpose the HOME funding.
RECOMMENDATION
Staff recommends approval of the request to return and reallocate tax credits for Pioneer Crossing Brownwood under the force majeure provisions of 10 TAC §11.6(5).