Hi and welcome back to the tax implications podcast.
I’m a CPA and tax advisor.
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Thank you for tuning in. Today I’ll be discussing opportunity funds as an investment strategy to defer and potentially avoid taxable gains.
Recently, a proposed budget from the White House was released that would drastically increase the amount some would have to pay in capital gains taxes, luckily provisions in the Tax Cuts and Jobs Act included the creation of opportunity zones as tax incentives,
This is an economic development tool that allows people to invest in distressed areas. This incentive's purpose is to increase economic development and job creation in targeted communities by providing tax breaks to investors. Areas qualify as opportunity zones if their local government nominates them for that designation and the U.S. Treasury department certifies the nomination.
A taxpayer may elect to defer the taxation of capital gain realized from the sale or exchange of property to an unrelated party by reinvesting the capital gain in a qualified opportunity zone fund (QOF). The taxpayer is required to reinvest the proceeds within 180 days of the sale or exchange. The reinvestment may be made by transferring cash or property to the QOF. A taxpayer may choose to defer taxation on only a portion of the capital gain. It is not necessary to reinvest all of the capital gain from the sale or exchange that generated the capital gain.
If the taxpayer reinvests any capital gain into a QOF within 180 days after the sale, tax on the gain is not due until December 31, 2026 or earlier if the investment in the fund is ended. Additionally, if the taxpayer does not sell their investment for ten years, any appreciation in the value of the investment is not taxed at all.
This is important to separate, the gain that is deferred is still included as taxable income in 2026 but the new investment in the opportunity fund could be tax free if held for at least 10 years.
So what is a Qualified Opportunity Fund (QOF)
A qualified opportunity fund (QOF) is a corporation or a partnership that holds at least 90 percent of its assets in qualified opportunity zone property.
If an investor holds the QOF investment for at least five years, the basis of the QOF investment increases by 10% of the deferred gain;
If you hold the QOF investment for at least seven years, the basis of the QOF investment increases to 15% of the deferred gain;
And if you hold the investment in the QOF for at least 10 years, the investor is eligible to elect to adjust the basis of the QOF investment to its fair market value on the date that the QOF investment is sold or exchanged.
What is Qualified Opportunity Zone (QOZ) Property
QOZ business property is tangible property that a qualified fund acquires by purchases and uses in a trade or business:
the property in the QOZone requires substantially improved by business; and
substantially all (generally at least 70 percent) of the use of the property was in a QOZ. With real estate it will usually be 100% use in the zone but if the property is more readily movable the 70% requirement would apply.
Several hundred zones have been designated by the IRS. Investors don’t have to live in the zones to qualify for the benefit, they only have to invest into them.
You should consult with experienced tax and legal professionals before making any decisions for your business.
If you have any questions that you’d like discussed on a future episode please contact me at [email protected].