Creative Financing

More Than One Way to Build It

Seven proven funding tools. Zero need for a traditional bond. Real communities that made it happen.

The biggest myth about a $65 million recreation center is that there's only one way to pay for it. The truth is, communities across America — and right here in Idaho — are using creative, layered funding models that combine multiple tools to reduce risk, eliminate tax increases, and get facilities built faster. Here are seven approaches, each with a real community that proved it works.

Certificates of Participation (COPs)

The Concept

The city makes annual payments from its existing budget — like rent-to-own for a building. Designed to avoid new taxes. No public vote required. After 20–25 years, the city owns it free and clear. The Idaho Supreme Court validated the COP structure in 2015.

Case Study

Nampa, Idaho — Recreation Center (≈90,000 sq ft core, 1994)

Investors put up the construction money. The city makes annual lease payments from its existing budget. Facility membership revenue covers those payments — and today Nampa's rec center is net-positive, returning money to the city. The 13-acre Mercy Medical site was a structured land-for-improvements exchange (the city delivered road extensions, a parking lot, and public tennis courts in return), not a free gift — a replicable template for a Twin Falls land deal with an anchor institution.

Facility

~90,000 sq ft original core (≈140,000 sq ft full complex with senior wing + later additions)

COP Amount

$6.5 million

Other Funding

13,000+ pre-sold charter memberships, a 13-acre Mercy Medical site via a structured land-for-improvements exchange (not a free donation), business donations

Bond Vote Required?

No — court-validated

Tax Increase?

$0 (no property-tax-rate increase, then or since)

Debt Paid Off

2003 (9 years early)

Current Status

Net-positive: ~112.6% operating cost recovery and roughly $485K returned to the City of Nampa in FY25 (note: original $6.5M in COPs was city-backed debt).

Also used by: Idaho Falls ($30M police station, 1.89% rate, 2020), Chubbuck ($15.31M municipal facilities, A+ rating), Ada County, Greater Boise Auditorium District (Idaho Supreme Court case, 2015)

What This Means for Twin Falls

COPs are the primary financing tool for TLRC — the backbone the rest of this page layers on top of. At $40M in COPs (with the remainder covered by the other sources below), annual payments of ~$2.4M represent just 2.4% of Twin Falls' $101M city budget. No voter approval needed — just 4 of 7 council votes. The Nampa rec center model proves this works specifically for Idaho recreation facilities. For the COP mechanics in depth — an interactive calculator and a side-by-side with a traditional bond — see the Financing page (linked below).

Charter Membership Pre-Sales

The Concept

Sell memberships before the building opens. Every pre-sale is cash in hand that reduces how much the city needs to borrow — and proves demand to investors and city council simultaneously. It's like a Kickstarter campaign for a recreation center.

Case Study

Nampa, Idaho — 13,000 Charter Memberships (1993–1994)

Nampa sold over 13,000 charter memberships before their recreation center opened in April 1994. Charter members received permanently locked rates — a benefit so valuable that Nampa still honors charter pricing 30+ years later. Members who lapse lose charter status permanently, creating a powerful retention incentive. The pre-sale revenue was a critical component of the total funding package alongside COPs and donations. Charter members can even pass their status to dependent children who 'break off' into their own charter memberships — creating multi-generational community investment in the facility.

What This Means for Twin Falls

At 5,000 pre-sold memberships averaging $600/year, that's $3 million in upfront capital before a single door opens. Under the Community Tier Model (base $30/individual, $60/family, with premium tiers up to $175+/family), aggressive pre-sales could generate $3–5M — enough to cover nearly two full years of COP payments during construction.

Legacy Shares & Memorial Giving

The Concept

Invite community members to permanently inscribe their family's name — or a loved one's memory — into the physical structure of the building. Memorial bricks, donor plaques, and founding patron walls transform a construction project into a community legacy. This isn't a donation — it's a permanent place in Twin Falls history.

Case Study

The Memorial Framing

A recreation center named after a fallen soldier is inherently a place of memorial meaning. Extending that meaning to every family who wants to honor someone creates an emotional revenue stream that traditional financing models miss entirely. 'The Troy Linden Recreation Center exists because one soldier gave everything for his community. Honor someone who gave everything for yours.'

Community Brick — $250–$500

Engraved brick in memorial walkway (2–3 lines of text)

Founders Circle — $2,500–$5,000 (limited to 100)

Plaque on Founders Wall + charter membership + numbered certificate

Pillars of the Community — $10,000–$25,000 (limited to 50)

Larger plaque with 'In Memory Of' option + family charter membership for life

Cornerstone Partners — $50,000–$100,000 (limited to 10)

Named bench/garden/small interior space + permanent recognition alongside Troy Linden tribute

What This Means for Twin Falls

Revenue potential: ~$2M from legacy shares alone. Plus an ongoing annual revenue stream of $50K–$100K as new bricks and plaques are sold continuously after opening.

New Markets Tax Credits (NMTC)

The Concept

A federal program that gives tax breaks to private investors who put money into projects in low-income areas. The tax credits make it cheaper for investors to finance community facilities — which translates to below-market interest rates and potentially forgivable loans for the project. The program has generated over $31 billion in private investment since 2000.

Case Study

How NMTC Works

A Community Development Entity (CDE) receives tax credit allocation from the U.S. Treasury. The CDE invests in a qualifying project in a low-income census tract. Investors receive a 39% tax credit over 7 years. The project gets financing at better-than-market terms — sometimes with significant principal forgiveness at the end of the 7-year compliance period. Recreation and community facility projects in qualifying low-income census tracts have used NMTC financing across the country, with CDFIs and CDEs facilitating the transactions.

What This Means for Twin Falls

NMTC eligibility requires the project be in a qualifying low-income census tract. Twin Falls has qualifying tracts — the city's poverty rate and median income in certain areas meet NMTC thresholds. If the rec center site falls within or adjacent to a qualifying tract, NMTC could provide $3–8M in below-market financing with potential principal reduction. This requires partnering with a certified CDE — the Idaho-Nevada CDFI or a national CDE with Idaho allocation could serve this role.

Tax Increment Financing (TIF)

The Concept

When you build something valuable in a neighborhood, surrounding property values go up. TIF captures that increase in property taxes and channels it back into paying for the project that caused the increase. The base property tax rate stays the same — only the growth gets redirected. Think of it as the neighborhood paying for itself.

Case Study

How TIF Works

The city designates a TIF district around the rec center site. Property values in the district are 'frozen' at current levels. As new development and property value increases occur (restaurants, retail, housing attracted by the rec center), the tax increment — the difference between frozen and actual values — flows into the TIF fund. The TIF fund helps service the COP debt or pays for infrastructure directly. After 20–25 years, the TIF district expires and all tax revenue flows normally. Communities across the country have used TIF to help finance sports complexes, recreation centers, and catalyst projects designed to attract surrounding private development.

What This Means for Twin Falls

Twin Falls already has an urban renewal agency (Twin Falls Urban Renewal Agency) that administers TIF districts under Idaho's Urban Renewal Law (Title 50, Chapter 20). If the recreation center site is within or could be added to an urban renewal area, TIF revenue from surrounding commercial development — hotels, restaurants, retail attracted by the facility and tournament traffic — could contribute $500K–$2M annually toward COP debt service. Idaho law allows TIF districts to capture property tax increments for up to 20 years with possible extensions.

Civic Crowdfunding & Crowdgranting

The Concept

The community raises money online for a specific project, and a partner organization matches the funds. Small donations from hundreds of people add up — and the matching dollars double the impact. It's proof of community buy-in that no petition can match: people are voting with their wallets.

Case Study

Patronicity + Michigan Economic Development Corporation

Michigan's Public Spaces Community Places program, administered by Patronicity, has funded hundreds of community projects with a high success rate. Communities crowdfund a project, and the Michigan Economic Development Corporation provides a matching grant. Tens of thousands of individual patrons have contributed over the life of the program. Projects range from pickleball courts to community centers to museum exhibits. Vermont, Connecticut, and Indiana have similar crowdgranting programs. Idaho does not currently have a state-sponsored crowdgranting program, but the model could be replicated through a foundation partnership.

What This Means for Twin Falls

Civic crowdfunding won't fund a $65M facility directly, but it serves two powerful purposes. First, a successful crowdfunding campaign ($50K–$200K) for a specific component — the memorial walkway, the climbing wall, the splash pad — generates national visibility and media coverage. Second, it provides irrefutable proof of community financial commitment that strengthens the COP pitch to investors and council. '3,000 Twin Falls residents contributed $175,000 of their own money' is a data point that makes every other funding source more likely to say yes.

Federal & Military Grants

The Concept

The federal government offers competitive grants for community recreation facilities, especially those serving low-income populations, veterans, or health outcomes. A recreation center named after a fallen soldier, serving a community with documented recreation deficits, in a city with qualifying census tracts, checks multiple boxes.

Case Study

Applicable Programs

Land and Water Conservation Fund (LWCF) — administered through Idaho Department of Parks and Recreation; 50% federal match for acquisition and development of recreation facilities; Twin Falls is eligible as a municipal applicant. Community Development Block Grant (CDBG) — HUD program for communities serving low- and moderate-income residents; recreation facilities are eligible if primarily benefiting LMI populations; Twin Falls receives CDBG funding through Idaho Commerce. Department of Defense Community Grants — available to communities near military installations or with significant veteran populations. USDA Community Facilities Program — grants and loans for essential community facilities in rural areas.

What This Means for Twin Falls

The TLRC's naming after a fallen soldier (SPC Troy Linden, KIA 2006) and its champion being an Iraq War veteran creates a uniquely strong narrative for military-connected grant programs. Twin Falls' proximity to Mountain Home Air Force Base (approximately 90 miles) and its veteran population add eligibility factors. Federal grants of $2–5M are realistic for a project of this scale. Even a $1M grant reduces the COP principal and signals federal validation of the project.

The Power Is in the Combination

The Layered Funding Model

No single tool funds the entire project. Every model on this page has been tested by a real community. Most require no public vote. Several have been used right here in Idaho.

Certificates of Participation

Investor-funded, city lease payments

$35–40M

Vote: No — council vote

Primary mechanism

Charter Membership Pre-Sales

5,000–8,000 pre-sold memberships

$3–5M

Vote: No

Building demand

Legacy Shares & Memorial Giving

Bricks, plaques, founders wall

$1.5–2M

Vote: No

In planning

Corporate Naming Rights / Sponsorship

Interior space naming, partnership deals

$3–5M

Vote: No

In planning

Federal / State / Military Grants

LWCF, CDBG, DOD, USDA, NMTC

$2–5M

Vote: No

Requires formal application

Land Contribution

Donated or below-market acquisition

$2–5M (value)

Vote: No

In negotiation

TIF Revenue (if applicable)

Captured commercial growth

$500K–$2M / yr

Vote: No

Requires district designation

New Markets Tax Credits

Below-market federal tax credit financing

$3–8M

Vote: No

Requires CDE partnership

Civic Crowdfunding

Component-specific community campaigns

$50–200K

Vote: No

Can launch anytime

Total Potential Coverage

More than enough for a $65M facility

$50–75M+

The Bottom Line

The question is no longer “can Twin Falls afford a recreation center?” The question is “which combination of proven tools does Twin Falls want to use?” Every model on this page has been tested by a real community. Most require no public vote. Several have been used right here in Idaho. The path exists. We just need the will to walk it.

Still think we can't afford it?

Run the numbers yourself, see what your family would save, or read how we answer every objection.

COP Calculator Family Savings Calculator Tough Questions, Honest Answers

Convinced the funding is real? Add your name to the petition.

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