In 2017, the Tax Cuts and Jobs Act (“Act”) created the notion of an Opportunity Zone (“OZ”) to encourage private investment into economically disadvantaged communities. (Blake Christian, Holthouse). The goal of an OZ is to stimulate economic growth and job creation by offering tax incentives for investors in these communities. Id. Under the Act, a company that realizes a capital gain can reinvest the money in a Qualified Opportunity Fund (“QOF”) to defer capital gains taxes. (Nancy Anderson, Holland & Knight). Investments held for five to seven years before 2026 could reduce taxable capital gains by up to 15%. Id. Originally, OZs were intended to end in 2026, but the One Big Beautiful Bill Act (“OBBBA”) makes the program permanent while refining the rules to better target truly disadvantaged areas. Id. This post seeks to understand how the OBBBA reshapes OZs by narrowing eligibility to target the most disadvantaged tracts, introducing Qualified Rural Opportunity Funds (“QROFs”) with enhanced incentives, establishing a ten-year re-evaluation process to ensure designations remain accurate, and imposing stricter compliance measures to prevent abuse and promote genuine community investment.

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