Qualified Opportunity Zones

Opportunity Zone investing under the 2026 and 2027 rules.

A Qualified Opportunity Fund lets you defer a capital gain by reinvesting it within 180 days, and gain on the fund itself can be excluded after a 10-year hold. The One Big Beautiful Bill Act made the program permanent in July 2025 and changes the rules for money invested on or after January 1, 2027.

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Nashional Investments · Updated October 2026

Two rule sets

Which rules apply depends on when you invest.

	Invested through 12/31/2026	Invested on or after 1/1/2027
Deferral ends	December 31, 2026	Earlier of a sale or 5 years after investing
Basis step-up	None for new investments	10% after 5 years (30% for rural funds)
10-year exclusion	Yes	Yes, capped at fair market value on the 30th anniversary
Zone map	Current zones	New state designations from July 1, 2026; current zones keep status through 2028

Source: Greenberg Traurig summary of the One Big Beautiful Bill Act, July 2025. Rules summarized as of October 2026 and may change.

Who it fits

Anyone with a capital gain from stock, a business sale, real estate or digital assets, who can commit the gain for 10 years or more. The 180-day investment period generally starts on the sale date, with alternative start dates for gains reported on a K-1.

Risks

Funds are illiquid for 10 years or more, carry development and leasing risk, depend on the sponsor meeting the substantial improvement test, and face rule changes and new reporting requirements.

Days until the new rules take effect

Check your timing

Important information

Alternative investments are speculative, illiquid and intended only for accredited investors who can bear the loss of their entire investment. Tax benefits are not guaranteed and depend on your situation and current law. Offerings are made only by the sponsor's private placement memorandum. Nashional Investments is not a broker-dealer and does not sell securities. Consult your tax and legal advisers before investing. Read our disclosures.

Questions

Common questions about Opportunity Zones.

Should I invest before 2027 or wait?

It depends on when your gain occurred. Under the current rules, deferred gain is recognized by December 31, 2026, so investing now mainly preserves the 10-year exclusion. Gains whose 180-day window reaches into 2027 may be better invested on or after January 1, 2027, under the new rules. Our timing tool shows which applies to you.

Can I use crypto gains?

Yes. Opportunity Zone deferral applies to capital gains generally, including gains on stock, a business and digital assets. The gain, not the original investment, is what gets reinvested.

What happens if I sell before 10 years?

You lose the exclusion on the fund's growth. The deferred gain becomes taxable when you sell, if it has not been recognized already.

How is this different from a 1031 exchange?

A 1031 exchange works only for real property and requires reinvesting the full proceeds. An Opportunity Zone investment works for almost any capital gain and requires reinvesting only the gain.

Talk to us before your 180 days run out.

A gain can only be reinvested inside its window. A short conversation now keeps your options open.

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