Missouri historic tax credits · 25% or 35% state · 20% federal · transferable
Twenty-five percent of qualified costs, sellable, stacked on the federal twenty. Nearly every finished building in our portfolio was financed this way, in Kansas City and across the state.
Missouri pays 25% of qualified rehabilitation expenditures — and 35% when the building sits outside Kansas City and St. Louis City and is not taking low-income housing credits. Freely transferable either way, with a three-year carryback and a ten-year carryforward. Stacked with the federal credit that is 45% or 55% of qualified costs. Nearly all of our completed portfolio was built on this program.
The rate most people miss
Greater Missouri earns 35%, not 25% — ten points more on exactly the same work. The building has to sit outside Kansas City and St. Louis City and stay clear of low-income housing credits. On $10MM of qualified basis that is a million dollars of difference.
Plus 20% federal
Forty-five percent of qualified rehabilitation expenditure between the two programs. On 929 Walnut that came to roughly $8MM of credit against a $10.5MM renovation.
Housing credits turn it off
A building outside the two cities that takes low-income housing credits drops back to 25%. On a twinned deal that ten-point haircut has to be weighed against the housing equity before the structure is set, not after.
Sell it
You do not need Missouri tax appetite. The credit is sold, and in a market with active buyers it prices well. Three-year carryback and ten-year carryforward on anything you keep.
Timing matters
Unlike Kansas, Missouri allocates against an annual cap, with a separate pool for qualified census tracts. Applications are sequenced, so when you file is part of the design decision rather than an afterthought.
Written here
We prepare the applications in the same office that draws the building, so the Part 2 narrative and the construction documents cannot contradict each other in front of a reviewer. That is the most common avoidable denial.
NMTC · LIHTC · PIEA · LCRA · TIF
The Netherland carried federal and state historic credits, New Markets, a PIEA construction bond and abatement at once. The Wonder carried New Markets through AltCap. Missouri has the deepest local toolkit of any state we work in.
Not just Kansas City
We work the program in Kansas City and across Missouri — St. Louis, Springfield, St. Joseph, Columbia, Jefferson City and the small-city main streets in between.
Missouri · preliminary estimate
Rough arithmetic, not an opinion. Qualified rehabilitation expenditure excludes acquisition, site work and furnishings. Missouri pays 35% outside Kansas City and St. Louis City, but only where the project is not taking low-income housing credits — the selector above applies that rule. Credits are allocated against an annual cap and sold at a discount, so timing and cash proceeds both matter. Send us the address and we will run the real number.
Not a list of services. Buildings that are standing, financed on the Missouri credit.
$8MM credit · $10.5MM renovation
A 1922 office and garage building, now 49 lofts over three levels of commercial.
$26MM · 136 units
Two 1928 buildings dark for decades. Historic credits, New Markets, a PIEA bond and abatement in one stack.
$16MM · 175,000 SF
A 1915 baking factory, 87 lofts above 16 commercial bays, with New Markets through AltCap.
40 units · Best Adaptive Re-Use 2025
A Streamline Moderne dairy plant, empty twenty years.
$10MM · 38 residences
A 1903 dry goods warehouse in the Garment District, with a public pocket park at the door.
65,000 SF · 52 lofts
Two century-old Main Street buildings on the streetcar extension.
Send the address of a Missouri building. No cost, no obligation, no pitch deck.
We walk it, and inside two weeks you get what it wants to be, what that runs, and which credits it earns. If it doesn’t pencil, we say so — that answer is worth the two weeks by itself.
EXACT Architects
3901 Main Street, Suite 201
Kansas City, Missouri 64111
816.200.0340
office@exactarchitects.com
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