What Are Opportunity Zones?

Summary: Opportunity Zones are designated low-income areas where investors can receive preferential tax treatment for investing in community development through Qualified Opportunity Funds (QOFs). These zones were created under the 2017 Tax Cuts and Jobs Act and expanded in 2025 to enhance transparency, broaden eligibility, and deepen their impact on housing and infrastructure.

With rising demand for affordable housing, developers are rethinking how to fund projects and maximize returns. The Opportunity Zone (OZ) program offers a compelling solution, providing tax benefits for investments in underserved areas. In this article, we discuss how affordable housing developers can leverage OZs to unlock capital gains tax benefits, drive housing investment, and contribute to long-term economic revitalization.

What Are the Capital Gains Tax Incentives?

Capital gains tax incentives play a significant role in encouraging investment in affordable housing, and is a key benefit of investing in Opportunity Zones. When investors reinvest eligible capital gains into a QOF, they can defer paying taxes on those gains until the earlier of the date they sell their QOF investment. In some cases, a portion of the original gain may be excluded from taxation altogether. Here are three key tax advantages:

1. Deferral of Capital Gains

The deferral of capital gains means postponing the payment of taxes on profits earned from the sale of an asset, like stocks, real estate, or a business. In OZ, investors can defer federal taxes on capital gains invested in a QOF until the earlier of:

• The date the investment is sold, or
• December 31, 2027 (or later, depending on legislation)

It also provides flexibility in tax planning, especially for those looking to strategically manage gains across multiple investments. By reinvesting into OZs, investors not only benefit financially but also contribute to long-term community development in underserved areas.

2. Step-Up in Basis

A step-up in basis reduces the amount of capital gains subject to tax. If the investment is held for a specified period, the basis of the original gain can be increased, reducing the taxable portion:

• A 10% exclusion of deferred gains after 5 years
• A 30% exclusion for investments in designated Rural Opportunity Zones

While earlier versions of the program offered a 10% or 15% step-up for holding investments for 5 or 7 years, those specific benefits have phased out—but the concept remains vital in tax planning and long-term investment strategy.

3. Tax-Free Appreciation

After holding a QOF investment for 10 years, any appreciation is 100% tax-free, making it a compelling long-term strategy for housing developers. It’s one of the most powerful incentives in the OZ program, encouraging long-term investment in underserved areas while offering substantial financial upside to investors.

The tax-free appreciation benefit extends not only to the original deferred gain but also to any additional gains generated by the OZ investment. This includes increases resulting from business growth, rising property values, and other forms of appreciation. For affordable housing developers, this presents an opportunity to generate significant tax returns without incurring the burden of capital gains taxes.

Are There Any Housing Development Opportunities?

The OZ program presents a valuable opportunity for affordable housing developers looking to align their financial goals with community impact. Here are a few ways they can align their projects with OZ goals:

• Affordable and Workforce Housing: Combine OZ benefits with Low-Income Housing Tax Credits (LIHTC) and other federal/state incentives.
• Mixed-Use Developments: Create vibrant communities with residential, retail, and public spaces.
• Adaptive Reuse Projects: Convert underutilized buildings into housing, reducing costs and preserving community character.

OZs offer a strategic path to build housing that’s both impactful and financially sustainable. By focusing on long-term community impact and economic revitalization, developers can unlock funding sources that might otherwise be inaccessible.

Economic Revitalization

OZ investments aim to promote sustainable economic growth in underserved areas by directing private capital into projects that create tangible, measurable impacts through the following:

• Job Creation: Construction and property management generate employment.
• Infrastructure Improvements: OZ projects often include roads, utilities, and green spaces.
• Community Uplift: Strategic development can raise property values and improve quality of life.

By channeling private investment into areas that need it most, OZs help fund new housing, businesses, and infrastructure—creating jobs, boosting local economies, and laying the groundwork for lasting revitalization.

Compliance and Reporting

The 2025 reforms, introduced through the “One Big Beautiful Bill,” significantly tightened compliance and reporting requirements to assure transparency and accountability for OZ investments:

• Annual QOF Reporting: Funds must disclose asset types, job creation metrics, and community impact.
• Investor-Level Disclosures: Required for capital flows, holding periods, and tax benefits.
• Penalties for Non-Compliance: Failure to meet OZ requirements can result in forfeiture of tax incentives.

Compliance and reporting are essential to maintaining the integrity and effectiveness of the OZ program. Accurate and timely documentation is vital in assuring investments truly benefit the underserved communities they’re intended to support. It also builds trust with investors, community stakeholders, and public organizations.

As tax reforms continue to develop and change over time, affordable housing developers who prioritize compliance and reporting not only protect their tax benefits but also position themselves as responsible partners in long-term community growth.

Final Thoughts: How Opportunity Zone Can Transform Your Business

Timing is key in maximizing the benefits of OZ investments. Affordable housing developers should align capital gains realization with QOF investment windows. Combine OZ benefits with other incentives, such as Low-Income Housing Tax Credits (LIHTC), Historic Tax Credits, and state/local programs, to strengthen a project’s financial foundation. Most importantly, projects that deliver measurable community benefits are more likely to attract funding and regulatory support.

Opportunity Zones offer a distinctive blend of tax efficiency and social impact. For affordable housing developers, they provide a pathway to defer taxes, grow capital, and revitalize communities. With thoughtful planning and strategic execution, OZs can be a cornerstone of both financial success and meaningful change.