OZ 2.0 Transition • July 2026 Nomination Window Open

The OZ Redesignation
Tracker

See which zones are dying and which ones are about to print.

Real-time view of at-risk tracts under the new 70% income rule + the strongest rural QROF opportunities.

1,847
Tracts at high risk of removal
312
Newly eligible rural QROF plays
47
Days until governor nominations close
70%
New OBBBA income ceiling
8 zones • 3 at risk • 4 retained • 1 newly eligible
85007DROPPED-INELIGIBLE
Phoenix, AZ
Tract 04013114100
Avoid for Most Strategies
Cap Rate: 5.50% - 6.10%
Income Ratio: 74%▲ Above 70% ceiling
CRITICAL RISK: 74% income ratio breaks the new 70% OBBBA ceiling. Almost certain to lose designation on Jan 1, 2027.
Friction68
Permitting14mo
CommunityHigh
80216DROPPED-INELIGIBLE
Denver, CO
Tract 08031003500
Watch Closely
Cap Rate: 5.75% - 6.50%
Income Ratio: 72%▲ Above 70% ceiling
HIGH RISK: 72% income ratio puts this tract on the elimination list. Legacy OZ 1.0 only.
Friction55
Permitting11mo
CommunityMedium
33142DROPPED-INELIGIBLE
Miami, FL
Tract 12086002401
Niche Only
Cap Rate: 5.25% - 5.90%
Income Ratio: 76%▲ Above 70% ceiling
EXTREME RISK: 76% income ratio from Wynwood spillover. Land inflation has wiped out most OZ margin.
Friction81
Permitting18mo
CommunityHigh
78602QROF • RETAINED
Bastrop, TX
Tract 48021950300
Strong Buy
Cap Rate: 6.25% - 7.50%
Income Ratio: 62%
MAXIMUM YIELD: Qualified Rural Opportunity Fund. 30% basis step-up + 50% improvement requirement.
Friction25
Permitting6mo
CommunityLow
43031QROF • RETAINED
Johnstown, OH
Tract 39089750700
Strong Buy
Cap Rate: 6.00% - 6.75%
Income Ratio: 61%
PREMIUM RURAL QROF: 30% basis step-up + 50% substantial improvement rule. Direct beneficiary of Intel Mega-Fab.
Friction22
Permitting5mo
CommunityLow
31322QROF • RETAINED
Pooler, GA
Tract 13051010603
High Upside
Cap Rate: 6.00% - 6.75%
Income Ratio: 58%
STRONG RURAL QROF: 30% basis step-up + 50% improvement rule. Benefits from Savannah Port Tier-4 expansion.
Friction28
Permitting7mo
CommunityLow
89434QROF • RETAINED
Sparks, NV
Tract 32029970200
Strong Buy
Cap Rate: 5.75% - 6.50%
Income Ratio: 54%
EXCELLENT RURAL QROF: 30% step-up + strong geothermal power from NV Energy.
Friction19
Permitting5mo
CommunityLow
76010NEWLY ELIGIBLE
Arlington, TX
Tract 48439121700
Strong Buy
Cap Rate: 6.00% - 6.75%
Income Ratio: 65%
NEWLY ELIGIBLE: Clean entry point under permanent program. Rolling 5-year deferral applies from investment date.
Friction29
Permitting7mo
CommunityLow

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