New Browse 60+ Qualified Opportunity Funds — filter by state, asset class, and sponsor

OZ 2.0 designations effective Jan 1, 2027 · CPA Reviewed · Independent

You have a capital gain.
OZ 2.0 can turn the tax bill into your next investment.

Effective January 1, 2027. Permanent program. Rolling 5-year deferral. Zero federal tax on appreciation after 10 years. Model your number in 30 seconds.

Capital gain

Years to hold

Annual return

Fund type:

If you invest in a Rural OZ 2.0 fund vs paying tax now:

$279K more

after 10 years at 8% annual return

Today

Pay now$119,000 tax

OZ 2.0$0 tax (deferred)

Year 5

Pay nowno event

OZ 2.0$83,300 due

30% basis step-up applied

Year 10

Pay now$717K

OZ 2.0$996K

Appreciation excluded — zero federal tax on OZ growth

Pay Now path: net after 20% federal long-term cap gains + 3.8% NIIT on appreciation at exit. QROF path: tax-free on appreciation after 10-year hold (IRC § 1400Z-2). State tax not modeled here — see full calculator for state-specific math.

See the full calculator with state tax, OZ 1.0 vs 2.0 vs 1031 →

The 90-Second Primer

What is an Opportunity Zone?

A federal tax incentive created in 2017 and made permanent by the One Big Beautiful Bill Act in July 2025. Invest a capital gain into a Qualified Opportunity Fund targeting a designated tract and earn three distinct tax benefits.

Defer

Roll any capital gain into a Qualified Opportunity Fund within 180 days. Push the federal tax 5 years.

Reduce

Hold 5 years, lock in a 10% basis step-up. Invest in a rural fund and the step-up triples to 30%.

Eliminate

Hold 10 years, pay zero federal tax on the appreciation. This is the benefit that makes OZ worth doing.

Read the full OZ 2.0 vs OZ 1.0 primer →

OZ 2.0 funds open in

— days — hrs

Get matched to Qualified Opportunity Funds in your geography and asset class. Stay current on OZ 2.0 news, rule changes, and new fund launches.

Where to start

Pick a door.

Four ways in. All free. One click each.

For investors with a gain

Show me the math

Full calculator. State tax. OZ 1.0 vs 2.0 vs 1031 side-by-side, year by year.

Open calculator →

For curious newcomers

I need the basics first

OZ 2.0 vs OZ 1.0, the deferral and exclusion mechanics, and what changed under OBBB.

Read the primer →

For investors ready to deploy

Show me the funds

60+ Qualified Opportunity Funds. Filter by state, asset class, sponsor. Verified status on each.

Browse the directory →

For investors who want to stay in the loop

Keep me posted

New fund launches, OZ 2.0 rule changes, market updates, and curated investor briefings — direct to your inbox.

Get the briefing →

OZ 2.0 News

Governor nominations, live.

Every state files OZ 2.0 tract nominations between July 1 and September 30, 2026. We track each filing in real time.

All news →

June 1, 2026

OZ 2.0 fund pipeline grows as January 2027 effective date approaches

Industry analysts report a meaningful uptick in sponsor activity preparing Qualified Rural Opportunity Fund (QROF) vehicles for the January 1, 2027 effective date. With the 30% rural step-up roughly tripling the year-5 tax benefit vs standard QOFs, several established sponsors are launching dedicated rural-only funds for the first vintage under OZ 2.0.

May 22, 2026

Oregon OZ 2.0 nomination application window closes

Business Oregon's application window for cities, counties, ports, tribal governments, and economic development organizations closed today. Of 229 eligible tracts, Oregon will nominate up to 58 — final selections expected June 2026.

May 15, 2026

Delaware closes OZ 2.0 community input window

Delaware Small Business Administration finished accepting community input on OZ 2.0 tract nominations. The state's eligibility map identifies 61 qualifying tracts; Delaware can nominate up to 15.

Editorial