LAUNCHED MAY 13, 2025

REVITALIZING
BEMIDJI'S
HEART

2,500 homes transformed.
One vibrant, inclusive future.

SEE INCENTIVES → $300–500M IMPACT
SH
BSU
Partnering with Sanford Health, Bemidji State University & the entire community
SCROLL TO BEGIN
OUR VISION

A thriving Bemidji for everyone

Launched May 13, 2025, the Bemidji Neighborhood Renewal Incentive (BNRI) is transforming inner-city neighborhoods by incentivizing the remodel of 2,500 homes — starting with the pilot zone from 5th to 15th St. west of Irvine Ave.

$9.8M
Documented storm damage
— Bemidji Pioneer
43%
Population decline since 1990
— U.S. Census

Creating mixed-income communities • Attracting talent • Revitalizing downtown

Paul Bunyan and Babe the Blue Ox statues in Bemidji, Minnesota
Paul Bunyan & Babe the Blue Ox — Bemidji's iconic landmark since 1937
2,500 Homes
Modernized, inspected, and made affordable through powerful incentives
That's roughly 50% of Bemidji's total housing stock. Using the Phoenix Clean & Lean model with 48 pre-approved plans, homeowners can choose from efficient, affordable remodel designs.
Mixed-Income Future
Attracting professionals while supporting ALICE families and dignified relocation
ALICE (Asset Limited, Income Constrained, Employed) families are supported through partnerships with United Way, HRA, and HRDC. Professional talent retention benefits Sanford Health & BSU.
$300–500M
Projected economic impact by 2040 — including $125M in new taxable value
Includes $7.5–10M in new property taxes, $15–30M in tourism revenue, 750 new professional households, and Opportunity Zone tax benefits in Beltrami County.
Dignified Renewal
Relocation plan with United Way, HRA & HRDC support — no one left behind
Case management, mental health support, and permanent housing solutions. The relocation plan transitions individuals to stable, community-integrated housing.
JUNE 20–21, 2025 — THE DERECHO

Why Bemidji needs this now

A catastrophic derecho with 100+ MPH winds devastated Bemidji, destroying 9 million trees and damaging homes across every neighborhood. The need for neighborhood renewal has never been more urgent.

106
MPH WINDS
Recorded at Bemidji Airport — up to 120 MPH estimated
9M
TREES DESTROYED
Snapped, uprooted — the city will never look the same
60K
CUSTOMERS WITHOUT POWER
Across a dozen NW Minnesota counties
$9.8M
IN DOCUMENTED DAMAGE
FEMA denied aid — fell $800K short of the $10.7M federal threshold
Storm-damaged Bemidji neighborhood
Photo placeholder — add real storm damage photos here
BEFORE — THE DAMAGE
Homes damaged by 100+ MPH winds
Roofs peeled, trees through houses, structures compromised across the pilot zone
AI rendering — renewed neighborhood
Photo placeholder — add Grok Imagine AI rendering here
AFTER — THE RENEWAL
Modern, efficient, beautiful homes
48 pre-approved Phoenix Clean & Lean designs transforming neighborhoods block by block

Storm coverage: Bemidji Pioneer · Lakeland PBS · MPR News · MN DNR

Background footage: 4K drone survey by NewEra4k, June 22, 2025

NO-BRAINER INCENTIVES

Four powerful ways to save

Combined, these incentives can save homeowners 40–65% on a qualifying remodel. Click any card to see the full breakdown.

Fee Waivers
100% BUILDING PERMIT + PLAN REVIEW (65%) + INSPECTION FEES
  • •Eliminate thousands in upfront costs
  • •For remodels > $50,000

How it works: The City of Bemidji waives 100% of building permit fees, 65% of plan review fees, and all inspection fees for qualifying remodel projects over $50,000 in the BNRI zone.

Typical savings: $3,000–$8,000 depending on project scope.

10-Year Tax Abatement
FULL PROPERTY TAX EXEMPTION

Long-term relief that pays for itself many times over. Your investment grows while taxes stay frozen.

How it works: Property taxes on improvements are frozen for 10 years. You invest in your home and the increased value is tax-exempt for a full decade.

Typical savings: $15,000–$40,000+ over the abatement period.

5% Grant
UP TO $10,000 CASH BACK

Direct grant on qualifying project cost. Funded by the City and generous private partners.

How it works: Receive 5% of your total qualifying project cost as a direct cash grant, up to $10,000. This is real money back in your pocket.

Example: A $150,000 remodel = $7,500 grant. A $200,000+ remodel = $10,000 maximum.

2–3% Financing
THROUGH LOCAL BANKS + FHLB

Special low-rate loans. Effective rate after buydowns makes remodeling truly affordable.

How it works: Local banks partner with FHLB (Federal Home Loan Bank) to offer below-market rates. Interest rate buydowns bring effective rates to 2–3%.

Partners: Multiple local lenders engaged, with more joining.

Ready to remodel? Start your application
PLUS STATE & FEDERAL PROGRAMS

Even more ways to save

Stack these with local BNRI incentives for maximum impact. Click any card for details.

STATE LEGISLATION
Construction Materials Sales Tax Exemption
Save ~$9,000–$10,000
First-time homebuyers exempt on first $165K of materials
Details
Covers lumber, windows, shingles, cabinets, appliances, lighting, sheetrock & more
Applies to single-family, duplex, or triplex purchases
Savings reflected directly in sale price
Expires July 1, 2033
Via State Rep. Bidel Duran — HF177/HF178 advancing through MN House
STATE + FEDERAL
Historic Rehabilitation Tax Credit
20% refundable credit
On qualified rehabilitation expenditures for historic structures
Details
Refundable state credit equal to 20% of qualified rehab costs
Must also qualify for federal historic rehabilitation tax credit
Applies to character-defining features of historic buildings
Ideal for pre-1970 homes in the BNRI pilot zone
$31.8M allocated statewide — supported by Bidel Duran's legislative advocacy
MINNESOTA HOUSING
State Housing Tax Credit (SHTC)
Funded loans for rehab
MN Housing loans for new construction, rehabilitation & acquisition
Details
Available to cities, developers, nonprofits, housing authorities & tribes
Covers new construction, acquisition, rehabilitation, even demolition
Special set-aside for communities under 2,500 population
Funded entirely by taxpayer contributions (no state appropriations)
Contact: StateHTC.MHFA@state.mn.us · 651.539.9792
STATE BONDS
Housing Infrastructure Bonds
State-backed financing
State bonding for housing infrastructure and community development
Details
State-issued bonds fund affordable housing infrastructure
Supports both new construction and rehabilitation projects
Can be combined with BNRI local incentives
Secured through State Rep. Bidel Duran's legislative support
FEDERAL
CDBG Block Grants
Federal community funding
Community Development Block Grants for neighborhood revitalization
Details
HUD-funded grants for community development activities
Can fund housing rehabilitation, infrastructure, and public facilities
Bemidji's 20.7% poverty rate qualifies for enhanced allocation
HRDC secures additional federal grants (HUD Choice Neighborhoods)
Administered through HRDC's regional network across five counties
INVESTOR INCENTIVE
Opportunity Zone Tax Benefits
Capital gains deferral
Federal tax advantages for investors in Beltrami County's designated zones
Details
Defer and reduce capital gains taxes on investments in the zone
10+ year investments: zero capital gains on new appreciation
Attracts private investment capital to BNRI neighborhoods
Perfect for REIT funds and impact investors
Beltrami County includes federally designated Opportunity Zones
BY 2040

A $300–500 million transformation

0
MILLION DOLLARS
Economic Impact
Total projected by 2040
How we got here
$125M new taxable property value
$7.5–10M new annual property taxes (post-abatement)
$15–30M tourism revenue from revitalized walkable core
$3.75–7M annual downtown retail & dining spending
2,500+ construction, retail & hospitality jobs
Aggregate of all revenue streams with standard economic multipliers applied over 15 years
0
MILLION DOLLARS
New Taxable Value
From 2,500 upgraded homes
How we got here
2,500 homes targeted for renovation
× $50,000 avg. increase in assessed value per home
= $125M total new taxable value on the city rolls
Based on typical $50K–$100K+ renovation cost on pre-1970 homes valued at $150–200K
0
MILLION DOLLARS
Annual Downtown Revenue
From new professional residents
How we got here
750 new professional households attracted
× $5,000–$9,000 annual downtown spending per household
= $3.75–$7M net new retail, dining & services revenue
Supported by 218 Relocate talent attraction program & Sanford Health / BSU recruitment
0
% REDUCTION
In Crime & Fire Calls
Safer, stronger neighborhoods
How we got here
Vacant homes are leading drivers of crime & fire calls
Occupied, maintained homes reduce emergency service demand
5–10% crime reduction + 10–20% fewer fire calls
Based on outcomes from Phoenix Housing Initiative & national neighborhood revitalization data
Additional wins: $7.5–10M new property taxes • $15–30M tourism revenue • 750 new professional households
GROW YOUR BUSINESS HERE

Talent attraction for major employers & new companies

BNRI doesn't just transform neighborhoods — it builds the housing infrastructure that major employers like Sanford Health and Bemidji State University need to recruit and retain top talent. And for companies looking to expand, Bemidji offers something rare: regional-center infrastructure with small-town quality of life.

Most advanced fiber optic network in the region
#1 in Minnesota for gigabit internet access (Beltrami County) · PCMag's #8 Best City to Work From Home in North America
100,000+ market area, younger & better educated workforce
Growing faster than other upper Midwest regional centers · Bemidji State University & NTC pipeline
Easy air access to Minneapolis & beyond
Bemidji Regional Airport · Industrial park with ready-to-build sites · Lower cost of living than metro areas
400+ lakes within 25 miles · 160+ miles of trails
Urban lifestyle in a country setting · First City on the Mississippi · Four-season outdoor recreation
Greater Bemidji 218 Relocate Bemidji Chamber Visit Bemidji

Interested in expanding to Bemidji?

Tell us about your company and we'll connect you with the right people to explore what Bemidji can offer.

We'll connect you with Greater Bemidji, the Chamber, and local economic development partners.

THIS MODEL WORKS

Proven across America

Cities of every size are using incentive-based neighborhood renewal to transform communities. BNRI is built on their playbook — and designed to go further.

PRIMARY MODEL — OUR BLUEPRINT

Phoenix, Arizona

Phoenix's Housing Initiative used pre-approved design plans, adaptive reuse programs, and streamlined zoning to blow past their goals.

BNRI improves on Phoenix with up to 48 pre-approved plans (vs. Phoenix's base model), complete 65% fee waivers + 10-year tax abatement, and zone-based expansion with measurable concentration.

61,113
Housing units built
50,000
Original goal — exceeded
5 yrs
Ahead of schedule
$7K
Fee relief per project
TX
Dallas, Texas
Fee Waivers + Tax Abatement

Dallas combines fee waivers with tax abatement for neighborhood revitalization, targeting inner-city housing renewal through coordinated city-wide incentive programs.

Dallas Housing & Community Development offers fee waivers and tax abatements to property owners making qualifying improvements, driving reinvestment in underserved neighborhoods.
KS
Topeka, Kansas
95% Tax Rebate / 10 Years

Topeka's NRP provides 95% tax rebates for 5 years, then 50% for 5 more. "Intensive Care" neighborhoods get 95% for the full 10-year period — similar to BNRI's approach.

Topeka targets properties that raise appraised value by 10%+ (residential) or 20%+ (commercial), focusing on at-risk neighborhoods and downtown areas.
OH
Cleveland, Ohio
100% Tax Abatement

Cleveland offers 100% tax abatement on improvements as a citywide incentive to spur investment across all neighborhoods — the same principle powering BNRI.

Cleveland's program is available to both homeowners and developers, encouraging investment in every neighborhood regardless of current condition.
MO
Independence, Missouri
100% Abatement + 15yr Extension

Independence offers 100% tax abatement for 10 years, then 50% for another 15 years — a 25-year total incentive window that's driven significant neighborhood reinvestment.

The extended timeline gives long-term certainty to investors and homeowners, creating sustained revitalization momentum.
KY
Louisville, Kentucky
HUD Choice Neighborhoods

Louisville's Choice Neighborhoods investment sparked new retail centers, award-winning restaurants, quality childcare, community murals, and dozens of home repairs.

HUD's Choice Neighborhoods program has awarded over $1 billion, creating 30,000+ mixed-income housing units in 40 cities nationwide.
US
Habitat for Humanity
10-City National Pilot

Habitat partnered with 10 affiliates in diverse, under-resourced neighborhoods. By 2023, all 10 communities saw measurable improvements in neighborhood conditions.

Proof that community-driven revitalization works at every scale — from major metro areas to smaller communities like Bemidji.
BNRI combines the best of all of them
Pre-approved plans + fee waivers + tax abatement + grants + low-rate financing — the most aggressive incentive package in Minnesota
PILOT ZONE NOW OPEN

5th to 15th St. west of Irvine Ave.

Zoned expansion begins once 50% of properties in a zone pull permits. Focused investment creates immediate momentum.

→ HOW ZONES GROW
01
Pilot zone activates
02
50% permit threshold triggers next zone
03
City-wide transformation by 2035
Pilot Zone
~400 homes
5th St. to 15th St. NW

Map Legend

Active Pilot Zone
Future Expansion
Zone Center
POWERED BY COMMUNITY

14 organizations and growing

Click any partner to see what they bring to the table and how BNRI benefits them.

United Way of Bemidji Area
Brings: Funding, volunteers, advocacy, $49,500 Housing Trust Fund, 2025 grant co-funding
BNRI benefits them: Directly advances their housing stability mission for ALICE families, measurable community outcomes
Director: Denae Alamano
HRDC
Brings: Housing expertise, grants, ALICE workforce focus, Comprehensive Plan leadership, low-interest loan programs
BNRI benefits them: Creates pipeline for housing development programs, increases demand for their services, fulfills mission
Director: Cal Larson — Full proposal delivered, Advisory Council appointment secured
Bemidji HRA
Brings: 306 Housing Choice Vouchers, 120 public housing units, redevelopment authority, anti-displacement tools
BNRI benefits them: Increased housing stock for voucher placement, modern units to manage, stronger community outcomes
Director: Orlando Alamano — Full proposal delivered, ready for administration
Sanford Health
Brings: Grant co-funding, employee housing partnerships, recruitment/retention infrastructure
BNRI benefits them: Solves #1 recruitment problem — housing. Nurses and professionals need quality homes to accept positions in Bemidji
Bemidji State University
Brings: Faculty/staff housing demand, student workforce, research partnerships, institutional credibility
BNRI benefits them: Faculty recruitment tool — quality housing near campus. Vibrant downtown attracts students and retains graduates
Local Lenders
Brings: 2–3% loan buydowns via FHLB partnership, CRA lending in LMI zones, grant co-funding
BNRI benefits them: Massive lending pipeline of 2,500 homes, CRA compliance credits, community leadership positioning
FROM A LOCAL BANKING LEADER:
"The BNRI creates a structured lending pipeline that lets us leverage FHLB buydowns at scale. Instead of one-off rehab loans, we can offer 2–3% financing across hundreds of homes — that's CRA credit, community impact, and solid loan volume all in one program. Every bank in town should want a seat at this table."
Multiple local financial institutions engaged — strong interest in pilot phase
Greater Bemidji
Brings: Promotion, networking, investor attraction, Opportunity Zone expertise, 218 Relocate program ($2,500 moving incentive — 45 telecommuters recruited)
BNRI benefits them: Renovated housing stock makes 218 Relocate far more effective — quality homes close the deal for relocating professionals
Director: Bud Kaney — Co-promotion and board presentations ready
Downtown Alliance
Brings: Events, workshops, digital kiosks, downtown master redesign integration, parking studies, advocacy for streamlined permitting
BNRI benefits them: 750 new professional households = $3.75-7M annual downtown revenue, membership growth, filled storefronts
Visit Bemidji
Brings: Tourism marketing, visitor experience enhancement, destination branding
BNRI benefits them: Revitalized walkable downtown = $15-30M projected tourism revenue increase. Beautiful neighborhoods attract visitors
Chamber of Commerce
Brings: Business network, employer connections, workforce development coordination, policy advocacy
BNRI benefits them: Employers get housing for workers, stronger business climate, increased local spending from new residents
ISD 31 (School District)
Brings: Community anchor institution, family attraction, education quality
BNRI benefits them: +225 projected new students = increased state funding, reversed enrollment decline, stronger schools
Local Realtors
Brings: Market expertise, buyer connections, property listings, investor introductions
BNRI benefits them: $125M in new taxable value = massive inventory and commission opportunity across 2,500 homes
Plus: State Rep. Bidel Duran (state grants, Housing Infrastructure Bonds) and growing every day with banks, foundations, and community leaders
INCLUSIVE BY DESIGN

ALICE families & dignified relocation

The BNRI Relocation Plan works with the United Way of Bemidji Area, HRA, and HRDC to transition unhoused and low-income individuals to stable, community-integrated housing with case management, mental health support, and permanent solutions.

306
Housing Choice Vouchers available through HRA
120
Public housing units managed by HRA
$2,500
218 Relocate moving incentive for professionals
GREATER BEMIDJI'S 218 RELOCATE PROGRAM
Bringing professionals home — and BNRI gives them homes to move into

218 Relocate has already recruited 45 telecommuters and their families from across the U.S. with $2,500 moving incentives, co-working memberships, and community connections. BNRI supercharges this program by creating quality, modern housing stock for new arrivals.

Visit 218relocate.com
No one is left behind

Ready to be part of the renewal?

FOR HOMEOWNERS
Apply for your remodel incentives
→
FOR BUILDERS & CONTRACTORS
Join the network of BNRI pros
→
FOR BANKS, INVESTORS & REITs
Fund the future of Bemidji
→
CONTACT THE ADVOCATE BEHIND BNRI
Mychal Stittsworth
Stittsworth Meats Owner & Community Advocate
Whether you own a home in the zone, run a construction business, represent a bank, or simply want to help build a better Bemidji — Mychal is ready to talk.

Tell us how you'd like to help renew Bemidji