View all text of Subchapter Z [§ 1400Z-1 - § 1400Z-2]
§ 1400Z–2. Special rules for capital gains invested in opportunity zones
(a) In general
(1) Treatment of gainsIn the case of gain from the sale to, or exchange with, an unrelated person of any property held by the taxpayer, at the election of the taxpayer—
(A) gross income for the taxable year shall not include so much of such gain as does not exceed the aggregate amount invested by the taxpayer in a qualified opportunity fund during the 180-day period beginning on the date of such sale or exchange,
(B) the amount of gain excluded by subparagraph (A) shall be included in gross income as provided by subsection (b), and
(C) subsection (c) shall apply.
(2) ElectionNo election may be made under paragraph (1)—
(A) with respect to a sale or exchange if an election previously made with respect to such sale or exchange is in effect, or
(B) with respect to any sale or exchange after December 31, 2026.
(b) Deferral of gain invested in opportunity zone property
(1) Year of inclusionGain to which subsection (a)(1)(B) applies shall be included in income in the taxable year which includes the earlier of—
(A) the date on which such investment is sold or exchanged, or
(B)December 31, 2026.
(2) Amount includible
(A) In generalThe amount of gain included in gross income under subsection (a)(1)(A) shall be the excess of—
(i) the lesser of the amount of gain excluded under paragraph (1) or the fair market value of the investment as determined as of the date described in paragraph (1), over
(ii) the taxpayer’s basis in the investment.
(B) Determination of basis
(i) In general
(ii) Increase for gain recognized under subsection (a)(1)(B)
(iii) Investments held for 5 years
(iv) Investments held for 7 years
(c) Special rule for investments held for at least 10 years
(d) Qualified opportunity fundFor purposes of this section—
(1) In generalThe term “qualified opportunity fund” means any investment vehicle which is organized as a corporation or a partnership for the purpose of investing in qualified opportunity zone property (other than another qualified opportunity fund) that holds at least 90 percent of its assets in qualified opportunity zone property, determined by the average of the percentage of qualified opportunity zone property held in the fund as measured—
(A) on the last day of the first 6-month period of the taxable year of the fund, and
(B) on the last day of the taxable year of the fund.
(2) Qualified opportunity zone property
(A) In generalThe term “qualified opportunity zone property” means property which is—
(i) qualified opportunity zone stock,
(ii) qualified opportunity zone partnership interest, or
(iii) qualified opportunity zone business property.
(B) Qualified opportunity zone stock
(i) In generalExcept as provided in clause (ii), the term “qualified opportunity zone stock” means any stock in a domestic corporation if—(I) such stock is acquired by the qualified opportunity fund after December 31, 2017, at its original issue (directly or through an underwriter) from the corporation solely in exchange for cash,(II) as of the time such stock was issued, such corporation was a qualified opportunity zone business (or, in the case of a new corporation, such corporation was being organized for purposes of being a qualified opportunity zone business), and(III) during substantially all of the qualified opportunity fund’s holding period for such stock, such corporation qualified as a qualified opportunity zone business.
(ii) Redemptions
(C) Qualified opportunity zone partnership interestThe term “qualified opportunity zone partnership interest” means any capital or profits interest in a domestic partnership if—
(i) such interest is acquired by the qualified opportunity fund after December 31, 2017, from the partnership solely in exchange for cash,
(ii) as of the time such interest was acquired, such partnership was a qualified opportunity zone business (or, in the case of a new partnership, such partnership was being organized for purposes of being a qualified opportunity zone business), and
(iii) during substantially all of the qualified opportunity fund’s holding period for such interest, such partnership qualified as a qualified opportunity zone business.
(D) Qualified opportunity zone business property
(i) In generalThe term “qualified opportunity zone business property” means tangible property used in a trade or business of the qualified opportunity fund if—(I) such property was acquired by the qualified opportunity fund by purchase (as defined in section 179(d)(2)) after December 31, 2017,(II) the original use of such property in the qualified opportunity zone commences with the qualified opportunity fund or the qualified opportunity fund substantially improves the property, and(III) during substantially all of the qualified opportunity fund’s holding period for such property, substantially all of the use of such property was in a qualified opportunity zone.
(ii) Substantial improvement
(iii) Related party
(3) Qualified opportunity zone business
(A) In generalThe term “qualified opportunity zone business” means a trade or business—
(i) in which substantially all of the tangible property owned or leased by the taxpayer is qualified opportunity zone business property (determined by substituting “qualified opportunity zone business” for “qualified opportunity fund” each place it appears in paragraph (2)(D)),
(ii) which satisfies the requirements of paragraphs (2), (4), and (8) of section 1397C(b), and
(iii) which is not described in section 144(c)(6)(B).
(B) Special ruleFor purposes of subparagraph (A), tangible property that ceases to be a qualified opportunity zone business property shall continue to be treated as a qualified opportunity zone business property for the lesser of—
(i) 5 years after the date on which such tangible property ceases to be so qualified, or
(ii) the date on which such tangible property is no longer held by the qualified opportunity zone business.
(e) Applicable rules
(1) Treatment of investments with mixed fundsIn the case of any investment in a qualified opportunity fund only a portion of which consists of investments of gain to which an election under subsection (a) is in effect—
(A) such investment shall be treated as 2 separate investments, consisting of—
(i) one investment that only includes amounts to which the election under subsection (a) applies, and
(ii) a separate investment consisting of other amounts, and
(B) subsections (a), (b), and (c) shall only apply to the investment described in subparagraph (A)(i).
(2) Related persons
(3) Decedents
(4) RegulationsThe Secretary shall prescribe such regulations as may be necessary or appropriate to carry out the purposes of this section, including—
(A) rules for the certification of qualified opportunity funds for the purposes of this section,
(B) rules to ensure a qualified opportunity fund has a reasonable period of time to reinvest the return of capital from investments in qualified opportunity zone stock and qualified opportunity zone partnership interests, and to reinvest proceeds received from the sale or disposition of qualified opportunity zone property, and
(C) rules to prevent abuse.
(f) Failure of qualified opportunity fund to maintain investment standard
(1) In generalIf a qualified opportunity fund fails to meet the 90-percent requirement of subsection (c)(1),2
2 So in original. Probably should be “subsection (d)(1),”.
the qualified opportunity fund shall pay a penalty for each month it fails to meet the requirement in an amount equal to the product of—(A) the excess of—
(i) the amount equal to 90 percent of its aggregate assets, over
(ii) the aggregate amount of qualified opportunity zone property held by the fund, multiplied by
(B) the underpayment rate established under section 6621(a)(2) for such month.
(2) Special rule for partnerships
(3) Reasonable cause exception
(Added Pub. L. 115–97, title I, § 13823(a), Dec. 22, 2017, 131 Stat. 2184.)