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Joined February 2025
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33 Photos and videos
Jun 11
SC #LIHTC developers — Act R236 (signed 5/19) creates a hard deadline for property tax exemption applications. File before 6/30 to be considered under current law. File on 6/30 or after and your application gets held through mid-2027. 🧵
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Jun 11
If you're working on a SC affordable housing deal without a certified property tax exemption yet, this warrants a prompt call with legal counsel. Happy to discuss deal structure questions. #LIHTC #AffordableHousing #SouthCarolina
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Jun 11
Standard LIHTC structures (nonprofit GP for-profit investor LP) are NOT carved out — only 100% nonprofit-owned deals are exempt from the hold. Investor LPs typically treat this exemption as a closing condition. This is a deal-viability issue, not just a tax line item.
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Opportunity Zone 2.0 consideration is happening now—and public input is closing soon.
Both NC & SC are accepting direct input from developers & investors (not just gov channels).
Deadlines:
📍 SC: June 15
📍 NC: June 21
If you have a tract in mind:
👉 Submit to the state
👉 Push through local gov / EDO
Do both. Time is short.
These nominations shape what governors submit when the federal window opens July 1.
#OpportunityZones #RealEstate #EconomicDevelopment #CRE #Investing #OZ2 #NorthCarolina #SouthCarolina
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CAM recs. NOI forecasting. ASC 842.
The numbers only work if accounting and property management are actually in sync.
Accounting Director Teri Carter on building that alignment 👇
sherbertgroup.com/clear-numb…
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May 28
SC just amended the Abandoned Buildings Tax Credit (S.853, signed 5/19) — and there's a narrow timing window before SCDOR's Revenue Ruling #26-1 kicks in June 1.
Key changes:
🏚️ Prior income-producing use no longer required — churches, schools, gov't buildings now eligible
📋 NOI due before building permit (not first rehab expense) — pre-permit soft costs now qualify
🚫 Credit collateralization prohibited — §12-67-140(B)(5)(c)
Where statute and RR #26-1 conflict, statute controls.
Full bill: scstatehouse.gov/sess126_202…
#SouthCarolina #TaxCredits #AdaptiveReuse #AbandonedBuildings
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May 21
Moxie Investments is actively deploying federal HTC capital in 2026. If you are a developer, syndicator, attorney, or consultant with a deal - or a referral - that fits the profile, we want to hear from you now.
✅ Federal HTC (§47), certified historic structures
✅ $5M QREs / single-tier structure preferred; master tenant considered
✅ Southeast focus; nationwide considered
✅ 2026 PIS — urgency is real
Reach out directly or email: info@sherbertgroup.com
#HistoricTaxCredits #HTC #TaxCreditInvesting #HistoricPreservation #CRE #RealEstateDevelopment
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May 14
Beyond banks and bonds 🏗️
When traditional financing won't work, creative capital stacks unlock possibilities. CDFI loans, tax credits, philanthropic capital, OZ equity—layering the right mix of funding sources makes projects pencil out.
Read how we're structuring deals in today's market: sherbertgroup.com/creative-c…
#RealEstateTech #AffordableHousing #TaxCredits #CapitalStack
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In the room with SC's business community and state leaders this week. 🏛️ Good conversations at the SCMC Strategic Investors Reception at the Governor's Mansion. #SCMC #SouthCarolina
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Apr 30
Strong property management is built on consistency, communication, and proactive problem‑solving. What are some practical tips that can help property managers stay organized, build trust, and run communities more effectively?
#PropertyManagement #SGManagement #RealEstate #Multifamily #PropertyManager #RealEstateTips
bit.ly/4tDNmZb
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Apr 28
Great April on the conference circuit 🗓️
✅ SC Affordable Housing Summit — attended
✅ SC Historic Preservation Conference — proud sponsor
Solid conversations, good people, and a reminder of why this work matters. Thanks to everyone who connected with us. 🤝
#AffordableHousing #LIHTC #HistoricPreservation #SouthCarolina #TaxCredits
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Apr 22
South Carolina: 73% of OZ 2.0 eligible census tracts are Rural — vs 33% nationally.
That means 326 SC tracts qualify for the 30% basis step-up under IRS Rev. Proc. 2026-14.
- 30% step-up vs 10% standard
- 50% improvement threshold vs 100%
- 2.2× the national rural rate
- Nomination window: Jul 1 – Sep 28, 2026
Verified against the official IRS appendix, tract by tract.
Curious why SC rural OZ designations carry 40% additional benefits? tara@sherbertgroup.com
#OpportunityZones #OZ2 #SouthCarolina #RuralInvestment #TaxStrategy #SherbertGroup #RevProc202614
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Apr 14
We're on the road this April for two great events in South Carolina:
📍 Apr 15–16 | SC Affordable Housing Summit — attending. Find us if you're working in the #LIHTC or §42 space.
📍 Apr 24 | SC Historic Preservation Conference — proud sponsor. Come say hello.
DM us to connect at either event.
#AffordableHousing #HistoricPreservation #TaxCredits #SouthCarolina
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Place a building in service June 1 vs. June 2 — same project, meaningfully different Year 1 applicable fraction. IRC §42(f)(2) mechanics matter. Full breakdown on LinkedIn. ↓
linkedin.com/posts/sherbert-…
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H.4216 is now law in South Carolina.
The legislation restructures individual income tax brackets, decouples from federal deductions, creates the SCIAD, and sets up future rate reductions tied to revenue growth.
Effective beginning tax year 2026.
#SCGA #TaxPolicy
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