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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.

$
%
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.
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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.

OZ 2.0 funds open in
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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 26, 2026
Presidio County, Texas votes to apply for an Opportunity Zone 2.0 designation
Presidio County commissioners in far West Texas voted to apply for an Opportunity Zone designation to draw private investment to the rural border county through federal capital-gains tax incentives. As county officials noted, the designation brings no direct grant money and requires no local tax abatement or county funding — the benefit flows to investors who deploy capital gains through qualified opportunity funds into the designated tracts. Texas' new OZ 2.0 designations take effect January 1, 2027 and run for 10 years. The vote came alongside the county's extension of a local disaster declaration tied to New World screwworm concerns.
June 25, 2026
Wyoming's Opportunity Zone 2.0 working group sets a July 14 stakeholder webinar
Wyoming's Opportunity Zones 2.0 Working Group, convened by Governor Mark Gordon, will host a public webinar on July 14 (noon to 1 p.m. MDT, via Zoom) to walk stakeholders through the differences between the legacy OZ 1.0 program and the new OZ 2.0 framework and to gather input on the state's census-tract selections. The session, led by Connor Christensen of the Wyoming Business Council and Seth Ulvestad from the governor's office, targets county commissioners, mayors, tribal leaders, economic developers, and project sponsors, and will cover the tightened federal income thresholds, the enhanced rural incentive, and infrastructure data collection. It lands as the federal nomination window opens July 1, with states' recommendations due to the U.S. Treasury by September 28, 2026.
June 25, 2026
Butte County, California recommends a Berry Creek-area tract for Opportunity Zone 2.0 status
The Butte County Board of Supervisors voted to recommend Census Tract 24-02, running from Berry Creek east to the county line, for nomination under California's Opportunity Zones 2.0 program. Deputy Chief Administrative Officer Katie Simmons said the move is meant to spotlight the wildfire-affected Berry Creek area for private investment from corporations and individuals with capital gains to redeploy. County staff had also floated eligible rural tracts in Magalia and Butte Valley, but supervisors advanced Tract 24-02. California local governments have until July 25 to submit recommendations to the Governor's Office of Business and Economic Development (GO-Biz); designations would take effect January 1, 2027.
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Opportunity Zone basics

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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