Opportunity Zones: Economic Development and Tax Deferral

The Tax Cuts and Jobs Act of 2017 created a significant—and little-discussed—economic development program that encourages long-term investments in so-called “Opportunity Zones” by offering temporary tax deferral for capital gains re-invested in the Opportunity Zone and a permanent exclusion for gains from the Opportunity Zone investment. This program has the potential to be one of the most significant economic development programs in the country. Any person or business seeking to invest capital, raise capital, or that will recognize significant capital gains in the next few years should be aware of the benefits of this program. 

What are Opportunity Zones? Opportunity Zones are low-income areas (determined on a census tract basis) that are designated by the governor of each state as Opportunity Zones. Each governor must designate his or her state’s Opportunity Zones from the pool of eligible low-income census tracts and certain contiguous tracts. [1] Not every low-income census tract can be designated an Opportunity Zone. States are limited to designating 25% of their low-income tracts, and 5% of their contiguous tracts as Opportunity Zones. In Maine, Massachusetts, New Hampshire, and Rhode Island this translates into the following number of tracts: 


Low-Income Tracts

Contiguous Tracts













Governors must designate their state’s Opportunity Zones by March 21; a governor may seek a 30-day extension of this deadline.  

What are the tax benefits?  Investments in Opportunity Zones must be made via “Opportunity Funds,” which are to-be created private sector investment vehicles that invest in Opportunity Zones. The potential tax benefits from investment are significant and include: 

  • A temporary tax deferral for the capital gains that are invested in the Opportunity Fund. The deferred gain is taxable on the earlier of (i) the date on which the investment in the Opportunity Fund is sold, or (ii) December 31, 2026. 
  • A step-up in basis for the capital gains invested in the Opportunity Fund. The benefit of the step-up increases the longer the investment is held: the basis of the original investment is increased by 10% if the investment is held by the taxpayer for at least five years, and by an additional 5% if held for at least seven years. 
  • A permanent exclusion from taxable income of capital gains from the sale or exchange of an Opportunity Fund investment, if the investment is held for at least ten years. 

To receive the program’s tax benefits, investors must invest capital gains within 180 days of receipt in an Opportunity Fund.  

Governors are currently determining which tracts will be designated as Opportunity Zones. We are available to discuss this process and any areas that you wish to advocate for Opportunity Zone designation. We are also available to discuss this program generally, and to assist with forward planning so that you may receive the full benefits of this new program. For any questions or to discuss further, please contact Kris Eimicke at 207.791.1248 or keimicke@pierceatwood.com or Andrea Cianchette Maker at 207.791.1101 or amaker@pierceatwood.com.  

[1] To determine if a tract qualifies as a possible Opportunity Zone, plug the address into this map. Click on “layers” in the menu on the right edge of the map, select “2011-2015 LIC Census Tract” and “Opportunity Zone Eligible Contiguous Tract.” Eligible areas will appear in green (eligible low-income tracts) or red (eligible contiguous tracts). Please also feel free to contact us regarding any particular locations and we will confirm whether or not they qualify.