Opportunity Zones, current to the 2025 law
Opportunity Zones: the 2027 map, address lookup and OZ 2.0 rules
Check any U.S. address against the 2018 zones and the 2027 round, then run the rules that apply. Every answer is tied to the statute, the IRS and Treasury.
What changed in OZ 2.0All 10 tools2027 designations by state
- Designated in 2018
- 8,764
- census tracts, through Dec 31, 2028
- Eligible for 2027
- 25,461
- tracts on Treasury's September 2026 list
- Certified so far
- 742
- tracts in 5 states with an official list
- OZ 1.0 gain included
- Dec 31, 2026
- for pre-2027 fund investments
Last day for Treasury to certify 2027 zonesNovember 27, 2026, or December 28, 2026 where the governor took the 30-day extension.
OZ 1.0 deferred gain is includedGain deferred through a pre-2027 QOF investment and still held is included in 2026 income.
OZ 2.0 begins and new zones take effectInvestments made on or after this date follow the amended rules; the first new round runs through Dec 31, 2036.
2018 zones expireDesignations made in 2018 end Dec 31, 2028; Puerto Rico's automatically designated zones end a year earlier, Dec 31, 2027.
Start with your situation
Who are you here as?
InvestorsYou have a capital gainDeadlines, the 2026 inclusion, and whether to wait for OZ 2.0.Developers and sponsorsYou are building in a zoneSite status, the improvement test, and project debt.CPAs and advisorsYour clients are asking180-day start dates, Forms 8996 and 8997, reporting.Business ownersYour business is in a zoneThe QOZB tests and how zone businesses raise capital.CommunitiesYour tract may be designatedHow tracts qualify and how the 2027 round works.
Tools
Calculators that run the actual rules
The same code powers our public API, so a page and an AI agent give the same answer.
ToolOpportunity Zone lookup: is this address in a zone?Checks an address against the 2018 zones and the 2027 designation round in one step.ToolOZ 2.0 tax benefit calculatorModels the 5-year deferral, 10% or 30% step-up and 10-year exclusion against paying tax now.ToolDec 31, 2026 gain inclusion calculator (OZ 1.0)Estimates the deferred gain that comes due on Dec 31, 2026 and the tax on it.Tool180-day deadline calculatorEvery start date you can choose, the last day to invest, and whether the window reaches OZ 2.0.ToolSubstantial improvement calculatorHow much must go into a building, and by when, for it to count as QOZ property.ToolQOF 90% asset test calculatorAverages the two testing dates and estimates the penalty if a fund falls short.
The map
Two maps, one transition
8,764 census tracts were designated in 2018. Treasury lists 25,461 tracts as eligible for the 2027 round, and each state may designate only a share of them. Open the map or pick a state.
- Certified list published
- Nominations published
- Reported or draft, no final list
- No list published yet
Guides
The rules, explained with sources
OZ 2.0 and the lawOpportunity Zones 2.0: what the 2025 law changedWhat P.L. 119-21 sec. 70421 changed in the Opportunity Zone rules: permanence, 5-year rolling deferral, 30%…How it worksWhat is an Opportunity Zone, and how does the tax incentive work?What an Opportunity Zone is, how Qualified Opportunity Funds work, the three OZ 2.0 tax benefits, what OZ 1.0…ComparisonsOZ 1.0 vs OZ 2.0: the rules side by sideOZ 1.0 and OZ 2.0 compared rule by rule: deferral, step-ups, 10-year exclusion, 30-year cap, zones, rural,…Compliance and formsThe December 31, 2026 gain inclusion: what OZ 1.0 investors oweHow much deferred Opportunity Zone gain OZ 1.0 investors must include on December 31, 2026, which step-ups…ComparisonsInvesting in 2026 or waiting for 2027: how the timing rules workHow Notice 2026-40 treats 2026 gains invested in 2026 versus on or after January 1, 2027, which gains can…States2027 Opportunity Zone designations: the round and its statusHow the 2027 Opportunity Zone map is drawn: 25,461 eligible tracts, governors' nominations, Treasury…OZ 2.0 and the lawRural Opportunity Zones: the 30% step-up and the 50% improvement ruleRural Opportunity Zone rules under the 2025 law: what counts as rural, the rural fund 90% test, the 30%…How it worksThe 180-day rule: when your Opportunity Zone window starts and endsThe Opportunity Zone 180-day rule: how to count day 1, and start dates for sales, partnerships, REITs, 1231,…How it worksQualified opportunity zone business: every test a QOZB must passThe QOZB tests in one place: 70% tangible property, 50% gross income safe harbors, 40% intangibles, under 5%…
Financing
Debt for the projects inside the zones
Opportunity Zone equity rarely builds a project alone. Janover Capital LLC arranges construction, bridge, permanent and SBA financing for fund-backed real estate and zone businesses. We arrange loans; we do not sell fund interests.
- ConstructionGround-up projects a fund must place in service on schedule.
- BridgeAcquisition and renovation while the improvement test is met.
- PermanentRefinancing a stabilized asset the fund intends to hold.
- SBALoans for operating businesses located in a zone.