The One Big Beautiful Bill Act (OBBBA) signed into law on July 4, 2025 made Opportunity Zones (OZs) a permanent feature of the tax code. First introduced in 2017, OZs are federally designated, economically distressed census tracts where investors can receive special tax incentives for putting capital into local development projects. The next round of zone designations kicks off July 1, 2026, when state governors begin a 90-day nomination window. New zones will subsequently take effect January 1, 2027 and last through December 31, 2036.
There are some key changes from OZ 1.0 to OZ 2.0 that EDDs should understand. The biggest are that the program is now permanent, with zones redesignated every ten years, and eligibility has been tightened. The income threshold for qualifying tracts have been lowered from 80% to 70% of area median family income, the contiguous tract provision is eliminated, and the number of eligible tracts nationwide shrinks by about a quarter. The most significant new feature for rural regions is the Qualified Rural Opportunity Fund (QROF), which offers investors a 30% basis step-up (compared to 10% for standard funds) and lowers the substantial improvement threshold for rehab projects from 100% to 50%. Rural areas are defined as locations outside cities and towns with populations over 50,000.
This resource page includes a variety of information on Opportunity Zones, including background information, updates on the designation process, mapping and data tools to support informed planning and decision making, and materials about local planning and implementation considerations. It also includes notes on how EDD and RDO staff can best use these resources to support their work. Contact NADO Program Manager Dion Thompson-Davoli at [email protected] with any questions or to suggest additional resources to include on this page.
Last updated April 8, 2026
Economic Innovation Group: Opportunity Zones 2.0 — Where Things Stand After the One Big Beautiful Bill Act
https://eig.org/opportunity-zones-2-0-where-things-stand/
This overview from EIG, the organization that originally conceived the OZ policy, covers the new eligibility criteria, redesignation process, incentive structure changes, enhanced rural investment provisions, and other issues. EDDs looking for a single authoritative summary of what has changed should start here.
Economic Innovation Group: OZs 2.0 Resources Hub
https://eig.org/ozs-resources/
This centralized resource page brings together EIG’s updated eligibility map, policy analyses, webinar recordings for state and local policymakers, and guidance documents. It includes an interactive eligibility map showing which census tracts meet OZ 2.0 qualifying criteria nationwide based on the latest ACS data. EDDs can use this to access the most current OZ 2.0 information and tools.
HUD: Opportunity Zones Portal
https://opportunityzones.hud.gov/
HUD’s main OZ portal, updated for OZ 2.0, includes interactive maps of current 1.0 designations, rural area census tracts, information for investors and communities, and links to federal resources. The site also links to the HUD Exchange resources page which catalogs how various HUD programs (CDBG, HOME, Choice Neighborhoods, RAD) can be layered with OZ investments.
IRS: Opportunity Zones
https://www.irs.gov/credits-deductions/businesses/opportunity-zones
The IRS’s official OZ page covering eligibility requirements, filing information for Qualified Opportunity Funds, and links to regulations and guidance. EDDs can direct staff, communities, and potential investors here for information on the tax mechanics of the program.
Tax Policy Center (Brookings/Urban): What Are Opportunity Zones and How Do They Work?
https://taxpolicycenter.org/briefing-book/what-are-opportunity-zones-and-how-do-they-work
This resource works as a politically neutral explainer covering how the OZ program works, its structure, investment patterns, and early evidence on outcomes from the first round. It notes that just 1% of zones received 42% of investment and that 78% of investments went to just 5% of zones, which may be useful context for EDDs thinking about how to position their communities for the next round.
Congressional Research Service: Tax Incentives for Opportunity Zones
https://www.congress.gov/crs-product/R45152
CRS’s nonpartisan overview of the OZ program including the tax mechanics, evidence on investment patterns from the first round, the potential for “stacking” OZ incentives with other federal tools like New Market Tax Credits, and policy considerations. EDDs may want to consult this document when considering how federal economic development incentive programs may overlap in their regions.
Economic Innovation Group: Opportunity Zones 2.0 — A Guide for Governors and Mayors
https://eig.org/ozs-guidance/
This report walks through the national designation process and timeline, provides a framework for selecting zones strategically, and offers eight principles for a robust state selection process. It emphasizes that governors should engage regional stakeholders early and that states should use nominations to reward places that reduce barriers to investment. EDDs can use this to understand the process their governors will follow and to position their regions and localities for strong nominations.
[Webinar] Urban Institute: Selecting the Next Round of Opportunity Zones — New Evidence and Field Reflections
https://www.urban.org/events/selecting-next-round-opportunity-zones-new-evidence-and-field-reflections
This webinar reviews evidence on OZ investment trends from OZ 1.0 and field experience with the goal of informing how states should decide which places to nominate. It features researchers from Urban Institute, Brookings, and practitioners from organizations like Accelerator for America and National Equity Fund. Speakers also discuss how city and county officials and other local stakeholders can help states make strong nominations. EDDs can use this to understand what made certain zones successful and what factors to emphasize when advocating for nominations in their regions.
Urban Institute: Data to Inform 2026 Opportunity Zone Selections
https://datacatalog.urban.org/dataset/data-inform-2026-opportunity-zone-selections
The Urban Institute’s national data tool models OZ investment potential and classifies census tracts into three categories: “Less likely to attract OZ investment,” “More likely to attract OZ investment, with larger impact,” and “Likely to attract capital even without OZs.” While not dispositive, it reflects Urban’s experience working with stakeholders on OZs and its data analysis expertise. EDDs can download this data to identify “Goldilocks” tracts in their regions, places with genuine need and realistic investment potential.
Frost Brown Todd: Strategic Selection of Opportunity Zones 2.0 — A Governor’s Guide to Best Practices
https://fbtgibbons.com/strategic-selection-of-opportunity-zones-2-0-a-governors-guide-to-best-practices/
This guide offers a practical framework for the 2026 OZ redesignation, covering recommended income thresholds for tract selection, rural-urban split strategies by state type, the role of transportation access in rural designations, and how to balance investor interest against community need. It also reviews first-round performance data, including which zones attracted investment and why many did not. EDDs can use this to understand the criteria governors are likely to apply and to strengthen nomination cases for their regions.
[Webinar] Economic Innovation Group: OZs 2.0: What State and Local Leaders Need to Know
https://www.youtube.com/watch?v=yZE5Rv3eSdE
This recorded webinar from EIG provides state and local policymakers with practical guidance on the OZ program under the One Big Beautiful Bill Act. In particular, it addresses how states and localities can align designations with long-term community priorities and position themselves to attract private capital. EDDs can use this to help think through how their OZ strategy mirrors that of their existing community plans, including the CEDS.
Housing Policy Lab: Opportunity Zones Resources
https://www.localhousingsolutions.org/housing-policy-library/opportunity-zones/
This brief focuses on how the OZ program intersects with housing. It synthesizes research on where OZ 1.0 housing investment went, finding that capital concentrated in urban tracts with strong existing markets rather than the most distressed areas. It also includes practical examples of how cities used OZ incentives to support affordable housing. EDDs working on housing as part of their regional strategies may find the research summary and city-level examples useful for thinking about how to pair OZ designations with existing housing and land use tools.
Partners for Rural Transformation, Housing Assistance Council, and HOPE Policy Institute: Activating Rural Investments in the Next Round of Opportunity Zones
https://ruralhome.org/activating-rural-investments-in-the-next-round-of-opportunity-zones/
This brief offers recommendations for how states can ensure their OZ 2.0 designations reach rural communities, particularly areas of persistent poverty. It argues that the statute’s broad definition of “rural” is insufficient on its own and recommends that states layer additional criteria including persistent poverty status and alignment with existing state investments in broadband, housing, and economic development. It also covers stakeholder engagement, technical assistance for rural project sponsors, and includes OZ 1.0 rural case studies in affordable housing, senior care, historic revitalization, and broadband. It is particularly relevant for EDDs looking to advocate for rural tract nominations in their states or help communities prepare for OZ investment.
Novogradac: Opportunity Zones 2.0 Mapping Tool
https://www.novoco.com/resource-centers/opportunity-zones-resource-center/novogradac-opportunity-zones-20-mapping-tool
Novogradac’s free interactive mapping tool shows which census tracts are likely eligible or ineligible for OZ designation in the 2026 round. It categorizes tracts as “Likely Eligible, Likely Rural,” “Likely Eligible, Likely Not Rural,” “Likely Eligible, Potentially Rural,” and “Likely Not Eligible.” EDDs can use this to identify which tracts in their regions are likely to qualify under the tighter 2.0 criteria and to begin conversations with local governments.
Economic Innovation Group: OZ 2.0 Interactive Eligibility Map
https://www.arcgis.com/apps/dashboards/c473c71f0704408f934fbdc342caf1f1
EIG’s eligibility map gives its interpretation of which census tracts meet OZ 2.0 qualifying criteria nationwide based on the latest ACS data. EDDs should check both tools and compare results for their regions.
HUD: Opportunity Zones Map (1.0 and Rural Area Census Tracts)
https://opportunityzones.hud.gov/
HUD’s mapping tool shows current OZ 1.0 designations alongside rural area boundaries as defined by the OBBBA. It may be useful for EDDs comparing the current OZ map to the likely 2.0 eligibility landscape.
Treasury Department Guidance to States: Nominating Eligible Tracts
https://www.irs.gov/newsroom/treasury-irs-provide-guidance-to-states-for-nominating-census-tracts-as-qualified-opportunity-zones-under-the-one-big-beautiful-bill
This Treasury Department guidance, directed to gubernatorial offices, describes in detail the Opportunity Zones designation process. It also includes an official list of eligible Census Tracts for designation. There are 25,332 eligible Tracts, of which 8,334 are comprised entirely of rural areas. It is expected that this page will be updated with interactive tools to view the eligible tracts in the coming weeks. EDDs may find this useful for understanding specifically how governors will nominate tracts for designation.
EPA: Leveraging Opportunity Zones for Community Revitalization
https://www.epa.gov/smartgrowth/leveraging-opportunity-zones-community-revitalization
These reports, developed to help communities leverage their OZ 1.0 designations, describe how help communities can advance their plans and visions for redevelopment and revitalization, prioritize specific needs, preserve community character, and overcome project financing barriers to attract private capital:
Urban Institute: Opportunity Zone Community Impact Assessment Tool
https://www.urban.org/projects/capital-communities-scorecard-digital-user-guide
A tool for assessing the potential social impact of proposed OZ investments across six dimensions: jobs, community wealth building, housing, environment, health/services, and transportation. This may be useful for EDDs and local governments that want to evaluate whether proposed projects align with community priorities before lending support.
Local Infrastructure Hub/Results for America: Guide to the New Opportunity Zones — A Primer for Cities
https://localinfrastructure.org/resources/guide-to-the-new-opportunity-zones-a-primer-for-cities/
This series of case studies reviews cities that took active approaches to OZ implementation in the first round and makes recommendations for them this time around. It also includes a webinar recording. EDDs can share this with local governments as a resource specifically targeted for their needs.
TIP Strategies: Laying the Groundwork for Opportunity Zones 2.0
https://tipstrategies.com/insights/2025/12/groundwork-for-opportunity-zones/
This practitioner-focused guide lays out an approach to analyzing eligible tracts, overlaying community priorities, preparing investment prospectuses, building “stacks” with complementary tools (TIF, public-private partnerships, local grants), and understanding new compliance requirements. It can be used by EDDs as they look at making potential tract recommendations or shared with local and state partners.
EDA Presentation to Southwest Region Economic Development Association (SWREDA) on Opportunity Zones and CEDS Development, 2019
https://swreda.com/wp-content/uploads/2020/01/ivesoz-191213215840.pdf
This conference session presentation from the first round of Opportunity Zones includes advice aimed squarely at EDDs for integrating OZs into economic development planning, including through the CEDS. The presentation highlights key considerations for measuring and reporting OZ performance and ideas for leveraging CEDS planning to create durable coalitions that can spur investment in designated zones. Its recommendations may be relevant to EDDs and other economic development organizations as they begin to create plans to leverage new OZ designations in their communities.
This resource is offered through the Economic Development District Community of Practice (EDD CoP), managed by the NADO Research Foundation to build the capacity of the national network of EDDs. To learn more, visit: www.nado.org/EDDCoP. The EDD CoP is made possible through an award from the U.S. Economic Development Administration, U.S. Department of Commerce (ED22HDQ3070106). The statements, findings, conclusions, and recommendations in this resource are those of the author(s) and do not necessarily reflect the views of the U.S. Economic Development Administration or the U.S. Department of Commerce.
The views and opinions expressed by other organizations or outside publications referenced in this resource guide do not necessarily reflect the policies or views of the National Association of Development Organizations or its members.
Ethan Simon began as a Research Fellow at NADO in January 2025 after earning his bachelor’s degree in Public Policy from the University of Maryland, College Park, with minors in Law and Society and Geographic Information Science. During and after his undergraduate studies, Ethan built experience across state government, transportation advocacy, and nonprofit policy work, including positions with the Maryland General Assembly, the Government Affairs Department of the Southeastern Pennsylvania Transportation Authority (SEPTA), and as a Government Relations and Advocacy Intern for the National Council of Jewish Women. Ethan currently serves as Chair of Government Affairs for the SEPTA Youth Advisory Council, where he leads advocacy efforts to expand public transportation funding and strengthen transit planning throughout the Philadelphia region.
At NADO, he supports rural energy planning initiatives by contributing research to the Rural Energy Academy and assisting with broader programs focused on rural energy development and policy impacts on rural communities.
Now residing in Washington, D.C., Ethan enjoys playing basketball and football in his free time, as well as traveling. He is interested in U.S. history, sports, and geography, is a die-hard Buffalo Bills fan, and hopes to one day compete on Jeopardy.
Juliette Wilder is the Manager of Government Relations for the National Association of Development Organizations (NADO), where she supports congressional and executive branch outreach, coalition building, and advocacy efforts on behalf of more than 500 regional development organizations (RDOs) nationwide.
Prior to joining NADO, she was a Senior Policy Associate at Boundary Stone Partners, where she specialized in clean energy policy analysis, federal funding navigation, and legislative advocacy. In this role, Juliette coordinated with the Department of Energy on multi-million-dollar clean energy projects, spearheaded congressional and executive branch initiatives, and built partnerships to advance innovation in the energy transition.
She holds a Master’s degree in Global Environmental Policy from American University and a Bachelor’s in International Studies. Her academic research focused on energy equity and the Justice40 Initiative.
When not working, Juliette can be found community gardening, bouldering, or hiking.
Michael Matthews is the Director of Government Relations for the National Association of Development Organizations (NADO), where he leads congressional and executive branch outreach, coalition building, and advocacy efforts on behalf of more than 500 regional development organizations (RDOs) nationwide.
With over a decade of experience, Michael combines policy expertise with political acumen to advance federal policies that promote equitable community development, economic competitiveness, rural growth, economic mobility, and quality of place. Before joining NADO, he served as the Legislative Director for Community, Economic & Workforce Development at the National Association of Counties (NACo), collaborating with county officials to shape policies affecting local governments in areas such as housing, community and economic development, public works, and workforce initiatives.
Earlier in his career, Michael held various policy positions at the Association for Career and Technical Education (ACTE), Office of Congressman Anthony G. Brown (D-Md.), and contributed to several political campaigns across the Washington, D.C. metro area.
Michael holds a bachelor’s degree in political science from Salisbury University and a master’s degree in public administration from Wilmington University. A native of Delaware, he now resides in Lake Ridge, Virginia, with his wife and daughter.
Andrew Coker joined the NADO team in March of 2023 as a Regional Development Researcher after spending two and a half years as the Regional Economic Resiliency Coordinator at NADO-member organization West Central Arkansas Planning and Development District.
Now serving at NADO as a Program Manager, Andrew conducts research on the newest economic and community development best practices from Economic Development Districts across the country. He helps produce easily digestible information on complex regional issues through case studies, tip sheets, and research reports. Andrew also hosts training and professional development opportunities including conference sessions and virtual webinars for member regional development organizations.
Andrew holds a bachelor’s degree from Hendrix College and a master’s degree from the University of Arkansas Clinton School of Public Service. He is one of NADO’s three Missouri-based team members and enjoys reading and training for his next triathlon.
As Director of Programs, Jack Morgan manages the portfolio of NADO’s training, research, capacity-building, and other grant-funded programs and activities of the NADO Research Foundation. Jack previously served as a NADO Senior Program Manager and Associate Director, leading work supporting energy communities and the training programs for Emerging Leaders.
Jack joined the NADO team in 2022 after seven years with the National Association of Counties (NACo) as a Program and Senior Program Manager. Prior to NACo, Jack was a Policy Analyst for Friends of Southwest Virginia and interned for Mount Rogers Planning District Commission (VA). Jack holds a bachelor’s in geography from Emory & Henry College and a master’s in geography from Appalachian State University.
Jack is certified by the American Institute of Certified Planners (AICP) and is a member of the American Planning Association (APA) Regional & Intergovernmental Planning Division. He also serves on the Emory & Henry College Alumni Board.
Taking road trips, reading non-fiction, and indulging in top-notch barbecue and coffee round out Jack’s days. He loves maps, mountains, and of course, all things sports.
Kar’ron Grant joined the NADO team in 2023 as Administrative Specialist and is the first face (or voice) you’ll see or hear when reaching out to NADO. As Administrative Specialist, Kar’ron manages our database and coordinates NADO event operations. He ensures members’ needs are met, contact information stays current, and NADO’s office is running efficiently.
Kar’ron came to NADO after four years in the classroom teaching at The New Century School and Old Mill Middle North where he received the Patriot of the Year award. He attended Towson University and the University of Maryland Global Campus and holds a bachelor’s in international studies and humanities.
Visiting art galleries and museums, playing basketball and bowling, and taking in movies and music are some of Kar’ron’s interests and hobbies.
Deputy Executive Director Laurie Thompson has been with NADO for 25 years. Laurie helps keep the NADO and NADO Research Foundation wheels turning through management of the daily operations of the Research Foundation, securing financial resources and overseeing grants management, and helping execute NADO’s Annual Training Conference each year.
Laurie holds a bachelor’s in public affairs and government from Mount Vernon College and a master’s in health services administration from The George Washington University. Prior to NADO, Laurie spent time as a Field Specialist and an Eagle Staff Fund Director at First Nations Development Institute.
When she’s taking a rare reprieve from her NADO work, Laurie enjoys traveling domestically and internationally to visit friends and family.
Jamie McCormick joined the NADO team as a Policy Fellow in 2019 and now serves as a Senior Manager of Member Services. In this role, she supports NADO’s engagement with its membership, helping ensure members stay connected, informed, and supported. She assists with programs, communications, and events that strengthen relationships across the organization’s network.
Brett Schwartz began at NADO in 2012 as a Research Fellow after earning his J.D. from the University of Baltimore School of Law. The following year, he was promoted to Program Manager and has now been leading as an Associate Director since 2018. Brett is responsible for managing NADO’s Economic Development District Community of Practice (EDD CoP), as well as researching and monitoring the latest trends in regional economic development and resilience, including best practices for the Comprehensive Economic Development Strategy (CEDS). With more than a decade of experience on the NADO team, Brett is a dynamic relationship builder helping connect and build capacity among the national network of regional development organizations.
Brett also holds a bachelor’s degree from Georgetown University and a master’s from Trinity College Dublin, as well as a certificate in mediation training. He’s a member of Catalyst Grantmakers of San Diego and Imperial Counties and was a participant in the 2021-22 Field Trips to the Future Cohort.
Brett is one of NADO’s West Coast team members residing in San Diego, CA where he enjoys spending time outdoors, attending concerts and festivals, and soaking up life as a parent of two young children.
Katie Allison joined the team in 2023 to lead the strategic communication efforts of NADO. Katie creates and develops print and online materials, communicates NADO’s updates to members via weekly emails, and maintains content for nado.org and NADO’s social media channels. She also works with different departments to generate new ideas and strategies to effectively describe and promote the important work NADO is doing for EDDs and RDOs across the country.
An experienced nonprofit communications professional, Katie worked for organizations in western North Carolina for nearly a decade. She holds a bachelor’s in communications from Wingate University where she was a four-year student athlete.
Senior Program Manager Ciara Ristig has been a member of the NADO team since 2021, and helps with NADO’s EDD Community of Practice, EDD staff capacity building and other grants on a range of subjects, including equity and solar energy. Before NADO, Ciara worked as a Planner for the County of Santa Barbara and an Assistant Project Manager for REM Consult. Ciara holds a bachelor’s in urban studies and French from Bryn Mawr and a master’s in urban studies from Ecole d’Urbanisme de Paris.
When she’s not traveling, you can find her outrigger paddling and serving on the board of the Blue Sky Center in New Cuyama, CA, near her home base of Santa Barbara.
Carrie Kissel has been a member of the NADO team since 2005 and currently serves as Associate Director, Transportation. Carrie holds a bachelor’s in anthropology from Ball State University and a master’s in public anthropology from American University. In her role at NADO, Carrie provides technical assistance and support to rural regions on transportation and economic development issues. She also develops training and peer exchange events on transportation issues and rural wealth creation as an economic development strategy.
Carrie is a member of the Transportation Research Board (TRB) and serves as chair of the TRB Standing Committee on Transportation in Rural Areas.
Reading, gardening, hiking, and kayaking are a few of Carrie’s hobbies.
Melissa Levy has worked at NADO as a Wealth Creation Specialist since February 2023 and is the Principal Consultant at her own firm specializing in wealth-based economic development consulting. With a career spanning nearly 30 years, Melissa brings a breadth of knowledge to her role providing in-depth research, coaching, and training on regional economic resilience, rural wealth creation strategies, and economic development.
Melissa is a North American Food Systems Network trained AgriCluster Resilience and Expansion (ACRE) facilitator and a WealthWorks coach, facilitator, and trainer.
In addition to her professional work, Melissa serves on the Vermont Urban and Community Forestry Council, on the board of the Hinesburg Community Resource Center, and on the Hinesburg Economic Development Committee.
A true outdoorswoman, Melissa enjoys cross country and downhill skiing, paddleboarding, hiking, biking, and kayaking, as well as yoga, and teaching Tai Chi.
Senior Program Manager Krishna Kunapareddy began her role with NADO in February of 2023 after 14 years of service at Boonslick Regional Planning Commission in Missouri. Krishna manages NADO Research Foundation’s Planning and Environmental Linkages and Center for Environmental Excellence projects. In addition to researching and writing, Krishna also conducts virtual workshops on innovative tools and techniques related to transportation planning.
She holds an undergraduate degree from Andhra University and a master’s from JNT University in India, as well as a master’s in city and regional planning from the University of Texas at Arlington. Krishna is also a certified Smart Cities Academy Practitioner and holds the Location Advantage certificate from geographic information system software company ESRI.
In her spare time, Krishna volunteers with Mentors4College helping high schoolers better plan for their post-high school paths.
Bret Allphin joined NADO in April of 2022 bringing with him a wealth of knowledge after a 20-year career with Buckeye Hills Regional Council in Marietta, Ohio. In addition to his bachelor’s in political science and master’s in public affairs, Bret is a licensed Geographical Information Systems Professional (GISP). He is NADO’s go-to team member for all things mapping while also supporting members with transportation and economic development technical assistance services.
An avid sports aficionado and former collegiate athlete, Bret enjoys cheering on his Cincinnati Reds, hitting the trails on his mountain bike, and improving his golf game whenever possible. Bret is an involved community member in Marietta dedicating much of his spare time to serving on local nonprofit boards.
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Joe McKinney serves as Executive Director of the National Association of Development Organizations (NADO). Headquartered in Washington DC, NADO provides advocacy, education, research, and training for the nation’s 500+ regional planning and development organizations.
Joe has more than 30 years of experience having served in city, county, regional, national association, and government management since 1991. He holds a bachelor’s degree in Public Policy Analysis from the University of North Carolina at Chapel Hill and is a candidate for a master’s degree in Public Administration from UNC-Chapel Hill.
McKinney has provided congressional testimony on numerous occasions regarding the importance of regional development organizations in helping shape the nation’s economic growth. He is nationally recognized for promoting innovative solutions in areas such as planning and economic development, workforce development, transportation and transit, and aging services.