Opportunity Zones Podcast

Most Opportunity Zone investors are looking at real estate deals. But Josh Phair built a precious metals vaulting business inside an OZ in Casper, Wyoming that just landed on the front page of The Wall Street Journal, alongside contract wins with Wells Fargo and the state of Wyoming. Josh is CEO of The Wyoming Reserve. He joined the show to discuss how the business operates as a C Corp with audited physical metal on its balance sheet, the smart liquidity feature offering quarterly redemptions after a one-year hold, and the company's plan to build a second vault in a nearby rural tract to unlock the 30% basis step-up for OZ 2.0 investors in 2027. Show notes & summary: https://opportunityzones.com/2026/05/josh-phair-383/

Only 60% of current Opportunity Zones are fully eligible for re-designation under OZ 2.0. In this OZ Office Hours livestream, Jimmy Atkinson breaks down the results of a new tract-by-tract analysis of all 8,764 OZ 1.0-designated tracts and walks through which ones survive the tighter eligibility criteria established by the One Big Beautiful Bill Act (OBBBA). Read more: https://opportunityzones.com/2026/04/ozs-eligible-for-redesignation/

The IRS has published the list of census tracts eligible for nomination as 2027 Qualified Opportunity Zones... and the clock is now ticking for states to act. On this LIVE episode of OZ NewsHour, Jimmy Atkinson and Andy Hagans break down what this IRS release means, which tracts made the list, and what happens next in the OZ 2.0 designation process. Show notes & summary: ⁠https://opportunityzones.com/2026/04/oznh-apr-2026/

Short-term rental condos inside an Opportunity Zone. In this episode, Jimmy Atkinson speaks with Heather Gustafson of CA South Development and Josh Prywes of Winstead about a structure that lets OZ investors own individual short-term rental condo units in Nashville, bypassing development risk entirely by purchasing pre-certificate of occupancy. They cover the original use qualification, how the flexible ownership model works inside a QOF, the Nashville STR market and why it attracts a different traveler than hotels, and what exit planning looks like at the ten-year mark. Show notes & summary: https://opportunityzones.com/2026/04/heather-gustafson-josh-prywes-381/

Many OZ developers make a single bet — one deal, one census tract — and hope it works. Barrett Linburg is making a different bet — that concentrating nearly 1,000 units across dozens of deals in a single Dallas neighborhood would let his company control its own destiny and create a flywheel of investment that keeps compounding. Barrett, co-CEO of Savoy Companies, joins Jimmy on-site in Bishop Ridge to discuss the neighborhood concentration thesis, Savoy's vertically integrated platform, and how stacking OZ with CRA equity and the Texas Public Facility Corporation structure transforms project returns. Plus, managing the 2026 OZ inclusion event and what OZ 2.0 permanency means for the program's future. Show notes & summary: https://opportunityzones.com/2026/04/barrett-linburg-380/

The IRS just released Rev. Proc. 2026-14, the first official guidance on how states will nominate census tracts for Opportunity Zone designation under OZ 2.0. The nomination window opens July 1, 2026, with the new zones going into effect on January 1, 2027. In this live episode of OZ Office Hours, Jimmy Atkinson breaks down the new guidance, including the five key things you need to know. Note: The IRS originally numbered this guidance as Revenue Procedure 2026-12 before renumbering it to Rev. Proc. 2026-14 after this episode was recorded. More info: https://opportunityzones.com/2026/04/irs-releases-oz-2-0-nomination-guidance-5-things-you-need-to-know/

The 21st Century ROAD to Housing Act has advanced in the Senate with 89 yes votes — and it explicitly touches Opportunity Zones. Jimmy Atkinson and Andy Hagans break down what's in the bill, what it means for OZ investors, and why its restrictions on institutional ownership of single family homes could have significant unintended consequences for the nation's housing supply. Plus, an update on the Wyoming Reserve, a live demo of the new free OZ tax benefits calculator at OpportunityZones.com, upcoming OZ Insiders events, and picks of the month. Show notes & summary: https://opportunityzones.com/2026/03/oznh-mar-2026/

Most Opportunity Zone investors treat the program as its own isolated thing, but OZ is really an overlay on the pre-existing tax code, and understanding that interaction is where the real edge is. Jonathan McGuire, CPA at Aldrich Advisors, joins the show to break down Section 280B demolitions, bonus depreciation and cost segregation, partial disposals, and why operating businesses have seen so little OZ investment. Plus, what to watch as OZ 2.0 zone designations begin to take shape. Show notes & summary: https://opportunityzones.com/2026/03/jonathan-mcguire-378/

With Opportunity Zones now permanent and OZ 2.0 launching January 1, 2027, should you invest in a QOF now or wait? Recorded live at OZ Pitch Day, Jimmy Atkinson is joined by Catherine Lyons of the Economic Innovation Group, Blake Christian of HCVT, and Jason Watkins of Novogradac & Company to break down the trade-offs between OZ 1.0 and OZ 2.0 — including valuation discounts, the 5-year deferral, basis step-ups, rural zone benefits, and the latest on the OZ 2.0 designation timeline. Show notes & summary: https://opportunityzones.com/2026/03/ozpd-panel-377/

The Trump administration's Maritime Action Plan calls for 100 Maritime Prosperity Zones explicitly modeled after Opportunity Zones. And many of the most likely locations may already be OZ-designated. Jimmy Atkinson breaks down the plan, explains the potential for incentive stacking, and answers live listener questions. Show notes & summary: https://opportunityzones.com/2026/03/ozoh-376/

A new AI tool built specifically for Opportunity Zones is here — and it may change how investors, fund managers, and advisors navigate the transition from OZ 1.0 to OZ 2.0. In this month’s episode of OZ NewsHour, Jimmy Atkinson and Andy Hagans unveil OzBot, a purpose-built chatbot trained on the actual statute, regulations, and proprietary analysis behind the program — and they put it to the test live. Show notes & summary: ⁠https://opportunityzones.com/2026/02/oznh-feb-2026/

Rural Opportunity Zones could play a much bigger role in the next phase of the program than they did the first time around. In this episode, Coni Rathbone of VF Law joins Jimmy Atkinson to discuss the new rural incentives under OZ 2.0 (including the 30% basis step-up), and how incentive stacking, bonus depreciation, and smart tract advocacy can position developers and investors ahead of the 2027 designation round. Show notes & summary: https://opportunityzones.com/2026/02/coni-rathbone-375/

The census data that will likely inform Opportunity Zones 2.0 eligibility is now out. But how Treasury uses that data is still undecided. In this episode, Jimmy Atkinson is joined by Jason Watkins of Novogradac to discuss why a mechanical, spreadsheet-driven approach to census tract eligibility would be a mistake, how margins of error and unreliable income estimates complicate the analysis, and what a commonsense framework could look like as Treasury prepares to define the OZ 2.0 eligibility universe. Show notes & summary: https://opportunityzones.com/2026/02/jason-watkins-374/

The U.S. Census Bureau has released the 2020–2024 ACS data, which determines which census tracts are eligible for the next round of Opportunity Zone designations. See which tracts qualify for OZ 2.0 designation. Plus, listener questions answered LIVE. Show notes & summary: https://opportunityzones.com/2026/02/ozoh-373/

New U.S. Census Bureau data that will determine OZ 2.0 eligibility is scheduled to be released on Thursday, January 29, 2026. But with a potential government shutdown looming, questions remain about whether Treasury’s official list of eligible census tracts could be delayed. On this month’s episode of OZ NewsHour, Jimmy Atkinson and Andy Hagans break down what the data release means for OZ 2.0. Show notes & summary: ⁠https://opportunityzones.com/2026/01/oznh-jan-2026/

Transformational Opportunity Zone real estate prioritizes durable community outcomes -- such as attainable housing and economic mobility -- while remaining grounded in investor alignment and long-term value creation. Robert Carrillo of LaunchPad Collective joins the show to examine a community-rooted Opportunity Zone development in San Bernardino, California. Here's how patient capital, place-based development, and integrated housing and workforce strategies can move OZ investing beyond transactional deals toward projects designed for lasting impact. More: https://opportunityzones.com/2026/01/robert-carrillo-372/

With OZ 2.0 set to take effect on January 1, 2027, here’s why Opportunity Zone fund sponsors should be using 2026 to prepare — not pause. Angela Hwang of RevGen Consulting joins Jimmy Atkinson of OpportunityZones.com to discuss marketing strategy, investor education, and why 2026 is not a “dead zone,” but a critical year for building visibility, trust, and momentum ahead of the next wave of capital. Show notes & summary: https://opportunityzones.com/2026/01/angela-hwang-371/

Here's why 2026 is a pivotal year for Opportunity Zones, as the program transitions from OZ 1.0 to the new OZ 2.0 framework. Jimmy breaks down which tax benefits still apply through the end of 2026, what changes under OZ 2.0, and why 2026 serves as a bridge year for investors and fund managers. Plus, key 2026 dates, the timing of new Opportunity Zone designations, the return of basis step-ups under OZ 2.0, enhanced rural incentives, and the overlap period when both OZ maps are in effect. Show notes & episode summary: https://opportunityzones.com/2026/01/ozoh-370/

What does a mission-driven Opportunity Zone project actually look like Robert Carrillo of LaunchPad Collective joins the show to discuss his mission-driven OZ project in San Bernardino focused on social impact, affordable housing, and local job creation. Rather than luxury development, the conversation centers on a community-first model with mixed-use design, small business incubator space, and housing residents can afford. Show notes & summary: https://opportunityzones.com/2025/12/robert-carrillo-369/

New survey data indicates a likely surge in Opportunity Zone investing in 2027. What else is coming down the pike? Plus, the long-awaited 2025 OZ Holiday Gift Guide! On this month's episode of OZ NewsHour, Jimmy Atkinson and Andy Hagans break down the latest news and trends shaping the OZ landscape — including a thorough review of the Annual Opportunity Zones Survey Report for 2025. Show notes & episode summary: https://opportunityzones.com/2025/12/oznh-dec-2025/

The largest Opportunity Zones conference in years just wrapped — and we’re bringing you the key takeaways straight from Las Vegas. Jimmy Atkinson sits down with Jason Watkins, chair of the Novogradac 2025 Opportunity Zones Summit, to break down the energy, announcements, and insights shaping the OZ industry as OZ 2.0 takes hold. Show notes & summary: https://opportunityzones.com/2025/12/jason-watkins-368/

The Opportunity Zones industry just witnessed its biggest conference in six years — and the energy was unmistakable. Recorded on-site at the Novogradac 2025 Opportunity Zones Summit in Las Vegas, Jimmy Atkinson and Ashley Tison break down the program’s resurgence, the new data validating OZ impact, and why both OZ 1.0 and OZ 2.0 are driving a surge of investor activity heading into 2026 and beyond. Show notes & summary: https://opportunityzones.com/2025/12/ashley-tison-367/

On this month’s live episode of OZ Office Hours, OpportunityZones.com founder Jimmy Atkinson answers live questions and shares the latest updates on OZ 2.0, and upcoming events for investors and developers. Join Jimmy the first Monday of every month at 3:00 PM Eastern Time, to get your Opportunity Zones questions answered live. Show notes & summary: https://opportunityzones.com/2025/12/ozoh-366/

OZ 2.0 is officially on the horizon, and in this special live-recorded panel from OZ Pitch Day, Jimmy Atkinson is joined by Catherine Lyons and Jason Watkins to break down what the next era of Opportunity Zones will look like. Together, they discuss new benefits, rural incentives, and how states and investors are already preparing for the January 2027 launch. Show notes & summary: https://opportunityzones.com/2025/11/ozpd-panel-365/

A new era of Opportunity Zone development is on the horizon. Plus, OZ Insiders is hosting a private networking dinner in Las Vegas next month, and you're invited! On this month's episode of OZ NewsHour, Jimmy Atkinson and Andy Hagans break down the latest news and trends shaping the OZ landscape — including Andy's top five OZ 2.0 resources. Show notes & summary: ⁠https://opportunityzones.com/2025/11/oznh-nov-2025/

Jimmy Atkinson previews OZ Pitch Day Fall 2025, a LIVE online event for Opportunity Zone investors on November 13, 2025. Learn more and register: https://opportunityzones.com/pitch-day/

Fueled by the momentum of Opportunity Zones 2.0, the OZ industry is surging into the final months of 2025 with record participation, a new rural map, and a wave of upcoming events. Jimmy Atkinson and Andy Hagans break down the latest news and trends shaping the OZ landscape — including a major milestone for OZ Insiders, the updated Opportunity Zone Map featuring new rural designations, and the fast-approaching Novogradac OZ Summit and OZ Pitch Day. Show notes & summary: https://opportunityzones.com/2025/10/oznh-oct-2025/

The Opportunity Zone industry’s top professionals will gather in Las Vegas on December 3, 2025, for the Novogradac 2025 Opportunity Zones Summit, a one-day event at the Four Seasons dedicated to unpacking the next chapter of Opportunity Zones 2.0. Novogradac partners Jason Watkins and Kevin Wilson join the show to preview the summit, share the latest fundraising and compliance trends, and discuss what Treasury guidance may look like as the industry transitions from OZ 1.0 to OZ 2.0. Show notes: https://opportunityzones.com/2025/10/novogradac-363/

Many Opportunity Zone developments are stalling out... thin spreads, costly capital, and oversized equity requirements mean the math just doesn’t work like it used to. Enter preferred equity. Jordan Brustein & Andrew Rudy of Ackman-Ziff join the show to discuss how Opportunity Zone preferred equity is being used to rescue stalled ground-up development deals, de-lever overextended capital stacks, and unlock projects in today’s challenging market. Show notes & summary: https://opportunityzones.com/2025/10/ackman-ziff-362/

On this month’s live episode of OZ Office Hours, OpportunityZones.com founder Jimmy Atkinson discusses IRS Notice 2025-50, defining which Opportunity Zones qualify as rural. Effective July 4, 2025, rural OZs qualify for a reduced substantial improvement threshold. Plus, Jimmy answers live questions from the audience. Join Jimmy the first Monday of every month at 3:00 PM Eastern Time, to get your Opportunity Zones questions answered live. Show notes & summary: https://opportunityzones.com/2025/10/ozoh-361/

With many major asset classes at or near all-time highs, is a perfect storm brewing for Opportunity Zone investing? Plus, a recap of recent Opportunity Zone events, and a preview of upcoming events. Show notes & summary: https://opportunityzones.com/2025/09/oznh-sep-2025/

Opportunity Zones 2.0 has made the program permanent... and restored 100% bonus depreciation. Securities attorney Coni Rathbone of VF Law joins the show to explain how these changes impact Qualified Opportunity Funds, real estate developers, and operating businesses like manufacturing facilities. Plus, discussion of OZ permanence, structuring considerations, rural incentives, and why bonus depreciation makes OZ 2.0 even more attractive for High Net Worth investors. Show notes & summary: https://opportunityzones.com/2025/09/coni-rathbone-360/

Tax attorney John Hyre joins Jimmy Atkinson to discuss advanced tax mitigation strategies for high-net-worth investors. From Puerto Rico residency to self-directed IRAs, Trump Accounts, Roth conversions, and ROBS, John shares practical insights on how investors can minimize their tax burden while avoiding costly mistakes. In this episode, you’ll hear why John believes Roth conversions — when done correctly — are one of the most powerful planning tools available, and why he urges extreme caution with Rollover Business Startups (ROBS). He also explains the opportunity presented by the newly created Trump Accounts, the benefits of living and working in Puerto Rico, and the common compliance traps that can trip up investors. Show notes & summary: https://opportunityzones.com/2025/09/john-hyre-359/

Washington DC's Bridge District is quickly emerging as one of the nation's most ambitious Opportunity Zone projects, transforming vacant land into a thriving new neighborhood. With thousands of multifamily units, new retail, and vital community amenities, the Bridge District is showing how OZ capital can deliver long-term, transformative impact in one of the most underserved parts of the nation’s capital. Jeff Tompkins of Altes Capital and Sohael Chowfla of Redbrick LMD join the show to discuss the outlook for Opportunity Zones 2.0, the unique supply-and-demand dynamics of Washington DC’s multifamily housing market, and how Redbrick is using OZ equity to deliver the Bridge District as a model for sustainable, community-driven development. Show notes & summary: https://opportunityzones.com/2025/09/altes-redbrick-358/

Join Opportunity Zone Office Hours and get your own OZ questions answered live. Today's topics include: OZ Insiders updates (our upcoming dinner in Fort Worth and Masterclass on minimizing your 2026 OZ tax bill); a new 2027 OZ 2.0 eligibility map from Novogradac; the 10 counties with the most OZ-eligible tracts; plus your OZ questions answered live. Show notes & summary: https://opportunityzones.com/2025/09/ozoh-357/

How is OZ 2.0 changing capital flows into Opportunity Zone funds? Peter Ciganik of GTIS Partners joins the show to discuss how permanence is boosting investor confidence, why institutions are returning, and GTIS’s strategy across multifamily and industrial projects. Show notes & summary: https://opportunityzones.com/2025/08/peter-ciganik-356/

New Opportunity Zones will go into effect on January 1, 2027. But there will be a two-year overlap with existing OZ 1.0 zones. What options do OZ investors have beginning in 2027? Show notes & summary: ⁠https://opportunityzones.com/2025/08/oznh-aug-2025/

On this month’s live episode of OZ Office Hours, OpportunityZones.com founder Jimmy Atkinson discusses key dates related to OZ 2.0, plus answers live questions from the audience. Join Jimmy the first Monday of every month at 3:00 PM Eastern Time, to get your Opportunity Zones questions answered live. Show notes & summary: https://opportunityzones.com/2025/08/ozoh-355/

When an investor defers a capital gain by rolling it into a Qualified Opportunity Fund (QOF), that deferred gain is ultimately recognized for tax purposes on December 31, 2026, unless triggered earlier by an inclusion event. Real estate attorney Brad Molotsky of Duane Morris joins the show to discuss how the fair market value of an Opportunity Zone investment on that deferral date affects the taxable gain, and what steps investors and fund managers should take to prepare. Show notes & summary: https://opportunityzones.com/2025/07/brad-molotsky-354/

Get the full breakdown of the biggest update to Opportunity Zones since 2017. OpportunityZones.com founder Jimmy Atkinson covers everything investors, developers, and communities need to know about the new OZ 2.0 rules signed into law by President Trump on July 4, 2025. Watch the video version of this episode and download our OZ 2.0 resources: https://opportunityzones.com/crashcourse/

How does a prime neighborhood drive an Opportunity Zone project’s success? Alicia Miller of Black Salmon joins the show to discuss her firm’s “location-first” strategy. Alicia shares details on Black Salmon’s new multifamily development in downtown St. Petersburg and a flagship retail project in Miami’s Design District, and explains how a single-asset holdco structure keeps investors on track for the 10-year tax-free exit. Show notes & summary: https://opportunityzones.com/2025/07/alicia-miller-352/

As President Trump signs the “One Big Beautiful Bill,” Opportunity Zones are made permanent. In this live episode, Jimmy Atkinson and Andy Hagans recap Congressional passage of H.R. 1 and the signing ceremony at the White House. Plus, a breakdown of exactly how OZ 2.0 reshapes the incentive for investors, developers, and communities. Show notes & episode summary: https://opportunityzones.com/2025/07/trump-megabill-351/

The U.S. Senate passed H.R. 1, the One Big Beautiful Bill, which will make Opportunity Zones permanent. The bill now heads back to the House for final passage before going to President Trump for enactment. Show notes & summary: https://opportunityzones.com/2025/07/senate-bill-passes-350/

The U.S. Senate has released draft legislation that could make Opportunity Zones a permanent part of the tax code. In this special OZ NewsHour edition of the podcast, Jimmy Atkinson and Andy Hagans break down what’s in the Senate’s proposal, how it compares to the House version, and what it could mean for investors, fund managers, and the future of OZ policy. Show notes and summary: https://opportunityzones.com/2025/06/oznh-jun-2025/

Capitol Hill is moving toward a permanent Opportunity Zones program, but the fine print matters. In this OZ Pitch Day panel, Jimmy Atkinson is joined by Blake Christian and Jim Lang to unpack the Senate’s draft OZ 2.0 bill. They explore the proposal’s major reforms, potential pitfalls, and what developers and investors need to know right now. Show notes & episode summary: https://opportunityzones.com/2025/06/ozpd-panel-349/

Can Opportunity Zone capital bring a long-abandoned property back to life? Joel Mazza and Bob Erlanger of Erma Capital tell the incredible story of The GRAD Apartments in Mount Vernon, Ohio—a 1939 high school building that sat vacant for over 25 years, before being transformed into new apartments with Opportunity Zone capital. Show notes & transcript: https://opportunityzones.com/2025/06/joel-mazza-bob-erlanger-348/

While the original policy intent behind Opportunity Zones was to catalyze more entrepreneurship and small business investment in disadvantaged communities all across the nation, most OZ capital has flowed into real estate. Jonathan Goldstein of Advantage Capital joins the show to discuss how a few targeted legislative fixes could finally make the OZ incentive work for operating businesses, especially in rural and underserved communities. Show notes & summary: https://opportunityzones.com/2025/06/jonathan-goldstein-347/

The Opportunity Zones program is on the verge of major reform. In this live panel recording from Capital Square's Opportunity Zones & Multifamily Investing Summit, Jimmy Atkinson is joined by Shay Hawkins (Sen. Tim Scott's tax counsel), Emily Lavery (Fulcrum Public Affairs), Catherine Lyons (EIG), Louis Rogers (Capital Square), and Jay Parsons (rental housing economist) to unpack the future of OZs. Recorded in Richmond, VA on June 4, 2025. Show notes & episode summary: https://opportunityzones.com/2025/06/capital-square-event-346/

In this June 2025 edition of Opportunity Zones Office Hours, Jimmy Atkinson answers live questions and shares his 5 ideas for improving Opportunity Zones. Plus, how you can sign our OZ 2.0 advocacy letter to Congress.

The House has passed their OZ 2.0 bill as part of budget reconciliation. The bill now heads to the Senate. How should the Senate address OZ 2.0 and what are the next steps for doing so? Show notes & summary: https://opportunityzones.com/2025/05/oznh-may-2025/