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

As of September 10, 2026, governors have 18 days left before the federal Opportunity Zone 2.0 nomination window closes on September 28, 2026. Under IRS Revenue Procedure 2026-14, the 90-day determination period that opened July 1, 2026 ends that day; a single 30-day extension can push a state's outside filing date to October 28, 2026. Treasury treats nominations as received at the close of the period, so states can still revise slates until their window ends — but the calendar is now late-stage, not mid-window. Designations are expected to take effect January 1, 2027 after Treasury certification (with consideration-period extensions, the latest map clarity can stretch toward late December 2026). Known mid-window context already on our tape: Texas filed a statewide slate with Treasury on September 4 (Abbott nominating 605 tracts across 105 counties, pending federal certification), and New Jersey is framing a 169→129 map compression with no final nominated slate published yet as the Sep 28 clock runs. This is a federal-clock urgency piece — not a new state filing count, and not a reprint of those Texas or New Jersey cards. OZ 2.0 investments on or after January 1, 2027 follow the rolling five-year deferral and 10% basis step-up (30% for qualified rural funds).

New Jersey's Department of Community Affairs page now frames Opportunity Zone 2.0 as a hard cut from the first map: the 2017 program included 169 tracts statewide, and Governor Mikie Sherrill may nominate 129 under the reauthorized cycle. The stakeholder recommendation period closed at 11:59 p.m. on August 28, 2026; DCA is no longer accepting recommendations and says filings already received will be reviewed with technical analysis for the governor's nomination. By Treasury's September 28, 2026 deadline, the state says it will select zones from that mix of stakeholder input and analysis. No final nominated slate is published on the DCA page yet — eligibility/cap language only. This leads on the 169→129 map compression and the Sep 28 Treasury clock, not the Aug 31 stakeholder-form-closed card.

Texas Economic Development & Tourism, inside the Office of the Governor, submitted Opportunity Zone 2.0 nominations to the U.S. Treasury on September 4, 2026. Governor Greg Abbott put forward 605 census tracts across 105 Texas counties — framed on the governor's site as potential zones pending federal certification, not final designations. EDT says local economic-development organizations and county judges fed the slate, scored on federal eligibility, local support, 24–48 month project viability, and geographic balance (including disaster-hit areas). New OZ 2.0 designations are set to take effect January 1, 2027 for a 10-year cycle, with Treasury certification expected by November 28, 2026. OZ 1.0 tracts stay eligible through December 31, 2028. This is a statewide Treasury filing count — not Midland, Kemah, Presidio, or Camp Howze local cards, and not a certified map.

Jade Lozada reports for NOTUS that rural counties have seen far less Opportunity Zone capital than urban tracts, even as governors nominate the 2027 map. A June Treasury Office of Tax Analysis paper says the average rural zone attracted $7.3 million from 2018 to 2024 versus $23.3 million for the average nonrural zone; 16% of Opportunity Zone property was in rural areas even though rural tracts make up 38% of the 8,764 existing zones, with $112 billion invested using the incentive. Montgomery County, Illinois coordinator Mike Plunkett said he has had one inquiry; a rural Illinois treasurer told NOTUS they were unaware their county was in a zone. Forrest County, Mississippi planning director Corey Proctor said developers lack the information to use the incentive. OZ 2.0 investments on or after January 1, 2027 into a qualified rural Opportunity Fund can receive a 30% basis step-up after five years, versus 10% for a standard QOF. OBBBA also adds fund reporting on residential units and full-time workers plus $15 million for Treasury outcome reports. Governors still face the federal nomination window closing September 28, 2026 (one 30-day extension to October 28, 2026 under IRS Rev. Proc. 2026-14). This is rural 1.0 performance and the 2.0 rural bonus — not a state nomination slate.