A Joint TIF Plan for 158 New Homes in Columbus Park

The Kansas City Council has approved an 8.6-acre TIF plan supporting two coordinated for-sale housing projects in Columbus Park. Together, they represent an estimated $97.8 million in investment, with up to $18.1 million in redirected property tax revenues helping pay for public infrastructure improvements over time.

Under the plan, six phased project areas will capture a portion of new property taxes—excluding economic activity taxes— over windows ranging from roughly 13 to 18 years. The aim is to finally unlock sites that have either sat vacant or been underused for decades, while stabilizing the neighborhood’s balance of owner-occupied and rental housing.

For residents, the decision marks a long-awaited turn. Community leaders have been told since the 1970s that new housing would rise on these tracts. Many of those promises stalled out. This most recent TIF approval is being framed locally as a chance to “bring families back in” and reset Columbus Park’s ownership story.

Project One: 75 New Townhomes by Carlton & Berman

The first half of the joint plan comes from developers Lance Carlton (UC-B Properties) and Leland Berman (Berman Leather Co.). Their 75-unit townhome project targets vacant or parking-lot sites that were once envisioned as part of a larger “urban village” that never fully materialized.

According to the city presentation, the $48 million plan includes three primary townhome types:

  • Standard three-bedroom townhomes of about 1,700 square feet, with starting sale prices around $600,000.
  • “Efficiency” two-bedroom townhomes near 1,300 square feet, with starting prices around $500,000.
  • Live-work three-bedroom units of about 1,900 square feet, designed with first-floor office or studio space, priced around $700,000.

Each home is expected to include a two-car garage. Collectively, these units are designed to appeal to downtown professionals, hybrid workers, and small business owners who want to live close to the River Market and city core while owning a modern, low-maintenance home.

Site control for this portion of the plan was secured in late 2023, with city plan approvals following in early 2024. The TIF structure is intended to bridge the gap between the cost of building higher-quality townhomes and the price point today’s Columbus Park buyers can feasibly absorb.

Project Two: 83 Homes by Edward Franklin Building Co.

The second project within the joint TIF plan is led by Edward Franklin Building Co., which was chosen by the Housing Authority of Kansas City (HAKC) to redevelop land it owns near the former Guinotte Manor public housing site. Much of that land currently surrounds the Harrison Street DIY skate park, constructed largely within the public right-of-way.

Edward Franklin’s $49.8 million plan calls for 83 for-sale residences:

  • 58 three-bedroom townhomes, approximately 1,968 to 1,992 square feet, with starting prices around $525,000.
  • 25 three-bedroom single-family homes, between roughly 2,244 and 2,279 square feet, with pricing in the $750,000 to $850,000 range.

Ten of the single-family homes are proposed with rooftop decks, leveraging views of downtown and the nearby River Market. Together, these homes aim to create a stronger owner-occupied anchor around the edges of the neighborhood, adding larger, family-oriented options to a housing stock long shaped by rentals and older, smaller homes.

City officials and neighborhood advocates have highlighted the unusual degree of coordination among developers, HAKC, and residents—a notable shift from past eras when Columbus Park plans were more fragmented.

Columbus Park by the Numbers: A Tight, Rising Market

Even before this TIF-backed proposal, Columbus Park had emerged as one of Kansas City’s most closely watched neighborhoods. Public data shows Columbus Park homes selling at significantly higher price points than the Kansas City, MO average, reflecting proximity to downtown, riverfront amenities, and a limited supply of developable land.

While citywide median home values in Kansas City, MO still orbit the mid-$200,000 range, Columbus Park’s median listing and sale prices now sit notably higher. Recent analyses place the neighborhood’s median listing price in the high-$500,000 range, with typical home values in the low- to mid-$300,000s—numbers that are consistent with the new projects’ target price bands for larger, newly built residences.

For an in-depth historical and cultural lens on Columbus Park, readers can explore:

Those pieces, produced by Wardell & Holmes Real Estate, trace how this enclave evolved from an early immigrant hub into a modern urban neighborhood at the center of Kansas City’s next wave of infill development.

What the TIF Means for Buyers, Owners, and the Neighborhood

Tax increment financing is often controversial, but in Columbus Park it is being framed as a tool to address longstanding infrastructure gaps and bring long-promised housing to fruition. Redirecting a portion of new property tax revenue to pay for sewers, sidewalks, and streets can help bridge the math between rising construction costs and the prices that even upper-middle-income buyers can support.

For prospective buyers, the TIF does not mean a discount at the closing table—but it can mean better infrastructure, more predictable neighborhood build-out, and, in some cases, complementary incentives such as tax abatements on related projects nearby. For existing owners and long-time residents, the hope is that more owner-occupied homes will help stabilize the area’s rental-to-owner balance and support local small businesses.

Wardell & Holmes Real Estate has already devoted substantial editorial coverage to how incentives shape Columbus Park, including detailed breakdowns of the neighborhood’s 75% tax abatement programs and other city-backed initiatives. Articles such as “Unlocking Savings: How Tax Abatement Benefits Columbus Park Homeowners” and “New Townhome Development in Columbus Park: A Major Milestone” have positioned the firm as a go-to source for investors and buyers trying to decode the incentive alphabet soup.

How to Evaluate These New Columbus Park Homes as a Buyer or Investor

For buyers and investors considering these projects—or neighboring opportunities that will be impacted by them—a practical, step-by-step approach can help separate hype from strategy.

1. Start with your budget and financing options

Price points in the mid-$500,000s to mid-$800,000s put these homes in the upper tier of Kansas City’s ownership landscape. Before touring, work with a lender who understands both conventional financing and new-construction timelines. Clarify your comfort zone on monthly payments and reserves, especially if you are early in your career or expanding a portfolio.

2. Study Columbus Park’s past and present

Columbus Park is not a blank slate; it is a historically rich, tightly knit neighborhood. Reading local resources, such as the “New Wave in Columbus Park” and “INVEST: Up-and-Coming Neighborhoods in Kansas City” articles on the Wardell & Holmes site, can help you understand both the cultural texture and the investment trajectory of the area.

3. Compare new-build pricing to existing inventory

Look at current listings and recent sales in Columbus Park and adjacent neighborhoods. Consider square footage, finishes, parking, and outdoor space. New construction may command a premium, but that premium should make sense relative to nearby product, especially if you’re weighing townhomes against condos, historic single-family homes, or nearby apartments.

4. Factor TIF and other incentives into long-term projections

While the TIF here primarily funds infrastructure rather than direct buyer subsidies, related policies in the neighborhood—including tax abatements on certain projects—can meaningfully shape your long-term cost profile. A Kansas City–based brokerage with deep Columbus Park experience can help you model how incentives might influence your net housing or investment costs over 10 to 15 years.

5. Match the project timeline with your own

Because the joint TIF plan anticipates phased construction running into the 2030s, timing matters. Pre-sales may begin before all infrastructure and amenities are in place. If you are on a tight move-in schedule or planning a 1031 exchange, make sure your timeline fits the particular phase you’re targeting.

FAQs: Columbus Park TIF, New Homes, and Next Steps

Is Columbus Park becoming too expensive for typical Kansas City buyers?

Columbus Park’s pricing is higher than many other city neighborhoods, reflecting its central location and constrained supply. However, the broader Kansas City market still offers a range of options at lower price points, and not all future Columbus Park opportunities will be in the $500,000–$800,000 range. A local advisor can help you decide if this specific neighborhood matches your budget and goals.

Will this TIF plan push out existing residents?

The homes described in this plan are for sale rather than for rent, and they are being added primarily on underused land and former institutional sites. While any large project can affect local dynamics, the stated aim of this plan is to strengthen the owner-occupied share of the neighborhood while supporting small businesses through greater foot traffic and spending.

What if I want to invest near, but not inside, the TIF project?

Many investors look for properties adjacent to major new developments, betting on spillover demand and improved infrastructure. In Columbus Park, that might mean acquiring existing homes, small multifamily buildings, or nearby rentals that could benefit from rising visibility and walkability. It’s important to underwrite conservatively and use current data on rents, taxes, and operating costs.

Who can help me build a Columbus Park–focused strategy?

Buyers and investors can start by speaking with a Kansas City brokerage that specializes in investment-minded decision-making. Wardell & Holmes Real Estate, for example, is known for treating every client as an investor and has a documented track record of covering Columbus Park’s new construction and incentive programs. Their team can help you connect city policy, neighborhood history, and on-the-ground listings into a single, actionable plan.

Bottom Line: Columbus Park as a Test Case for Kansas City’s Urban Future

The joint TIF plan for 158 new homes in Columbus Park is more than a single project; it is a test case for how Kansas City will balance historic neighborhoods, modern infill, and evolving housing needs in the years ahead.

For homeowners, it promises new neighbors, stronger infrastructure, and a more varied housing mix. For investors, it presents an opportunity to participate in a long-running urban story that is finally pushing into a new chapter. For the city, it is a chance to show how incentives can be used not just to build buildings, but to reinforce a neighborhood’s identity.

As Columbus Park moves from plan to construction, the most successful participants will likely be those who combine data-driven analysis with a genuine respect for the community’s history. That is where strong local partners—both developers and brokerages—will continue to play an outsized role.