Frequently Asked QuEstions

Viva White Oak is a Generational Investment
in East Montgomery County

Located on 280 acres along FDA Boulevard, this $2.8 billion mixed-use development will deliver thousands of jobs in 12.1 million square feet of innovation-focused space, retail and housing. Situated at the intersection of New Hampshire Avenue and Cherry Hill Road, the site is minutes from I-495, I-95, and the planned Bus Rapid Transit line – offering both local and regional transit connections across the region.

With state-of-the-art facilities, direct access to the FDA, and a master plan that blends research, commerce and community, Viva White Oak is built for companies and residents looking to grow in a place designed for purpose.

Bold Growth.
Lasting Impact.

17K

construction jobs powering progress over 18 years

9K

permanent jobs creating long-term
economic strength

^$3.5B

of economic output from construction alone

^$4.6B

in new annual economic output

^$62M

in annual county revenues once fully built out

This project bridges Montgomery County’s thriving life sciences sector with Prince George’s County’s innovation corridor, creating a vibrant new hub where business, discovery, and community thrive together. This underutilized site can now be activated for the benefit of all residents, but the property currently has no public infrastructure.

Phasing and Timeline
A Vision Already Underway

The development of Viva White Oak will take place in two phases over 18 years. The first homes, retail, and infrastructure investments are already taking shape. As each phase unfolds, new jobs, residents, and businesses will contribute to the growing innovation hub.

Phase One: 2025-2033

Major infrastructure and road improvements,
including 33K linear feet of new roads

938

For-sale Homes Delivered

1,290

Apartments

504K

SF of retail space activated

79K+

SF of medical office space constructed

175

Room hotel with meeting space

UP TO979

Permanent on-site jobs by 2031

Phase Two: 2031-2043

1.3M

SF of life sciences office & lab space

400K

SF of CGMP life sciences manufacturing

2,480

Addititonal housing units delivered

150

Room hotel supporting innovation

3,814

Permanent on-site jobs added

Full Buildout: 2043

UP TO 12.1M

Total square feet

9,158

Permanent jobs

^$4.6B

In annual economic output generated

^$62M

In annual Montgomery County revenue

18

acres of forest conservation

New elementary school and active park
Public amenities including bike lanes and an interconnected community path
A fully realized mixed-use district, linking Montgomery County’s Life Sciences Hub with Price George’s County’s Discovery District

TIF: An Investment In Montgomery County’s Future

County leaders are proposing the County’s first ever Tax Increment Financing, or “TIF,” to support Viva White Oak. Now is the time to make real, lasting investment in East Montgomery County.

TIF: A Tool for Revitalization and Long-Term Growth

A TIF is an economic development tool used by local governments across the country where the future new property tax proceeds from a development cover the costs of the public infrastructure for that development. Public infrastructure means things like roads, sewers, open space – things that are for and used by the public: not private property.

In Maryland, TIF has been successfully utilized across the State to revitalize under-utilized areas, stimulate economic development, and finance public infrastructure improvements. Instead of using existing tax dollars to pay for public improvements, the future tax proceeds are used to support game-changing developments like Viva White Oak that will yield significant long-term benefits – and more future tax revenue – for the County and its residents.

TIF Districts Generate Funding for Infrastructure

TIFs are established in a very specific geographic area known as a TIF district. The increase in property values resulting from the new development in that TIF district results in increased property tax revenues – the “increment”— for the local government to use as the source of repayment for the bonds to pay for the public infrastructure now. The County sets the TIF district in law to ensure that the public has transparency.

In order to ensure there is no impact to the local government budget, the “base taxes” – or taxes that would normally be collected – continue to get paid to the County’s general fund and the property owner/developer are required to pay any shortfalls in paying the bond service on the new infrastructure. By requiring the Developer to cover any shortfalls in debt service, the County is ensuring there are sufficient risk mitigation strategies in place to ensure project completion and successful financial execution.

What Happens Next?

The County Council will consider several pieces of legislation that will set the boundaries of a TIF District and allow the sale of bonds to pay for public infrastructure based on future proceeds.

Montgomery County hired an outside financial consultant and an outside attorney to review the economic projections of the project, the proposed bond sale, and any potential impact to County taxpayers. MCB reimbursed the County for all costs associated with these outside consultants to ensure that there is no cost to taxpayers for the review.

If approved by the County Council and the County Executive, the County may proceed in issuing bonds in multiple phases for core infrastructure improvements to coincide with the private development, that will be paid for by MCB Real Estate. The amount of bonds issued at any time will not exceed what the project can support, as verified by the County’s independent consultants.