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. Zones 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 (the governor's published list now counts 608 tracts nominated across 106 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). (Updated October 1, 2026 to reflect Texas's current published list. Updated October 17, 2026: the 25% cap is 608 on Treasury's September 2026 count of 2,431 eligible Texas tracts, 605 on the original appendix count. Treasury certification will settle the final count.) (Update, Oct 18, 2026: Treasury's September 23 eligibility data lists 518 New Jersey tracts, so the cap under Rev. Proc. 2026-14 is 130.)
- irs.gov, as of September 10, 2026
- congress.gov, as of September 10, 2026
- gov.texas.gov, as of September 10, 2026
Original reporting by the Opportunity Zone Invest Editorial Team for Opportunity Zone Invest, an independent OZ 2.0 research site. Facts are drawn from the primary sources cited above per our editorial standards. Nothing here is tax, legal, or investment advice. Found an error? See our corrections policy or write to Opportunity Zone Invest.
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