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.
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.
Roll any capital gain into a Qualified Opportunity Fund within 180 days. Push the federal tax 5 years.
Hold 5 years, lock in a 10% basis step-up. Invest in a rural fund and the step-up triples to 30%.
Hold 10 years, pay zero federal tax on the appreciation. This is the benefit that makes OZ worth doing.
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.
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Every state files OZ 2.0 tract nominations between July 1 and September 30, 2026. We track each filing in real time.
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Opportunity Zone investing — common questions
What is a Qualified Opportunity Fund?
A Qualified Opportunity Fund (QOF) is an investment vehicle that puts at least 90% of its assets into businesses or property in designated Opportunity Zones. Investors who roll capital gains into a QOF can defer and reduce tax on those gains, and pay no tax on the fund's own appreciation if they hold the investment long enough.
What changed with Opportunity Zones in 2025 (OZ 2.0)?
The One Big Beautiful Bill Act, signed July 4, 2025, made the Opportunity Zone program permanent. Investments on or after January 1, 2027 follow new "OZ 2.0" rules: a rolling 5-year capital-gains deferral, a 10% basis step-up at five years (30% for rural funds), and a redrawn zone map. Investments through December 31, 2026 still follow the original OZ 1.0 rules.
Do I have to live in an Opportunity Zone to invest in one?
No. Any investor with eligible capital gains can invest in a Qualified Opportunity Fund regardless of where they live. You do not need to live, work, or own a business in the zone — you only need to invest realized capital gains into a QOF within 180 days.
What is the best way to invest in Opportunity Zones?
Most retail investors access Opportunity Zones through a Qualified Opportunity Fund rather than building their own. Compare funds on geography, asset class, sponsor track record, fees, and target returns. Opportunity Zone Invest maintains an independent directory of active QOFs with no paid placement, plus an eligibility map and a tax calculator to estimate the savings on your own gains.
How much can I save in taxes with an Opportunity Zone investment?
The savings come from two places: deferring the tax on the capital gain you reinvest, and paying zero tax on the QOF's appreciation if you hold for at least 10 years. The exact figure depends on your gain amount, tax rate, and hold period — our free capital-gains calculator estimates it for your specific situation.
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