New Browse 230+ 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

230+ 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 →

April 15, 2026

Delaware launches OZ 2.0 mapping tool

Delaware Small Business released a public interactive map showing all 61 eligible tracts and an online nomination form. Delaware becomes one of the first states with a fully public OZ 2.0 selection process.

April 13, 2026

Business Oregon opens OZ 2.0 nomination application window

Oregon's application window for cities, counties, ports, tribal governments, and EDOs runs April 13 to May 22, 2026. Up to 58 of 229 eligible tracts will be nominated.

April 6, 2026

Treasury and IRS publish OZ 2.0 nomination guidance (Rev. Proc. 2026-14)

Revenue Procedure 2026-14 provides states with the final framework for nominating census tracts under the One Big Beautiful Bill Act. Confirms 25,332 eligible tracts nationally (8,334 entirely rural), 25% cap per state, and July 1 nomination window open.

Editorial