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Qualified Opportunity Zones Q&A

Staff Writer • Dec 18, 2019

A Q&A on QOZs!

You may have heard buzz about qualified opportunity zones (QOZs), an investment opportunity that allows you to defer taxes on reinvested capital gains and to exclude some of those gains permanently from taxation. What are these QOZs, and how do they work? We address the most common questions in this post.

  • Q: What are QOZs?

    A: Qualified Opportunity Zones are low-income census tracts that have been nominated by the state governors and approved by the Secretary of the Treasury for special investment status. Currently, there are 8,700 QOZs across the US and its territories. The goal of the government in offering this tax break is to stimulate investment in and improvement of these areas.

  • Q: How do I find one?

    A: The IRS has a list here: https://www.irs.gov/pub/irs-drop/n-18-48.pdf  


    That list is limited to information like the facts that there are seven tracts in Hamilton County and two in McMinn County. A more helpful map for locating tracts Tennessee is here: https://opportunitydb.com/location/tennessee/

  • Q: Okay. So do I just buy property in one of those places?

    A: Not exactly. There are rules. Many rules. Convoluted ones. One rule is that you can’t just buy land and hold it. You have to improve the property. Other rules lay out what kind of entities can participate, how much the property must be improved, how long the investment can last, what percentage of the assets can be outside the QOZ, etc.

  • Q: I don’t want to wade through all those rules. What can I do?

    A: You can invest in a QOF, a qualified opportunity fund, which has already done all the reading, developed a business plan, and will be directly improving a property in a QOZ. It’s like investing in tech company stock rather than starting up your own.

  • Q: I want to do it myself. What can I do?

    A: Make an appointment with Marilyn or Jason to discuss the rules and your business plan.

  • Q: Why would I do this, anyway?

    A: Because the tax benefits are amazing. You can take any kind of capital gains and, within 180 days, put it into a QOF. Presto! You don’t have to pay tax on those gains until December 31 2026, as long as you leave those gains in the fund. If you leave the gains in the QOF for at least five years, 10% of those gains become non-taxable. If you leave the gains in for at least seven years, another 5% becomes non-taxable. So if you invest $2,000 of capital gains, after five years, $200 is no longer taxable, and after another two years, $100 is no longer taxable.


    For tax year 2026, you will have to pay taxes on the remaining 85-90% of capital gains ($1700-1,800) whether you have sold out of the QOF or not. This could cause a cash flow problem for some investors who haven’t planned for it. 

  • Q: So I should sell by the end of 2026?

    A: Maybe not. You might not want to sell out by 2026, because the best benefit is that if you hold the QOF investment for at least 10 years, any gains you make on the investment can be excluded from taxable income. In our example, if you invested that $2,000 in 2019 and then sold your share for $3,500 in 2030, you wouldn’t have to pay taxes on the $1,500 of gains you made from your QOF investment.    

  • Q: That sounds almost too good to be true. What’s the catch?

    A: Don’t let the tax benefits blind you to a bad investment. You need to check any QOF you are thinking of investing in. Are the fund managers reliable? Does their business plan look solid? The tax breaks only really work for you if the project is profitable. 

  • Q: Anything else?

    A: Well, 2019 is the last year to invest and get the full seven years in by the end of 2026.

  • Q: What do I do next?

    A: If you think a fund is right for you, talk to your financial advisor. If you are interested in using your gains to do a project like this yourself, give us a call. We’ll set up an appointment to go over the fine details, because if you aren’t in compliance, you won’t get the tax breaks. And we are all about helping our clients get tax breaks.

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2018 TAX CUTS AND JOB ACT (TCJA) INDIVIDUALS TCJA will lower tax rates (top rate reduced from 39.6% to 37%) at many levels but impact to individuals/families will depend on a variety of other changes made by the Act Most provisions begin 1/1/2018 and end 12/31/2025 Increase in Standard Deductions to $24,000 for joint filers, $18,000 for Head of Households, and $12,000 for Single and Married Filing Separately Loss of Personal and Dependency exemptions Change in Itemized Deductions: State and Local Taxes - $10,000 limit on aggregate property, state and local taxes as an itemized deduction Medical Expenses - will revert back to the 7.5% AGI reduction for 2017 and 2018 and then 10% for 2019 and forward Interest you pay – Home Equity Loan Interest no longer deductible Charitable Contributions – Total Cash contributions deductible up to 60% AGI. No deductions for seating rights for college sporting events Casualty and Theft Losses – deductible only if due to federally declared disaster Employee Reimbursed Job Expenses and Miscellaneous Deductions will no longer be deductible including safe deposit boxes, tax preparation fees, investment fees, gambling losses Moving Expenses – no deduction except for certain military personnel Alimony – for post 2018 divorce degrees and separation agreements, alimony will not be deductible by the paying spouse and will not be taxable to the receiving spouse. 529 Plans – may now be used for educational expenses at an elementary or secondary public, private or religious school Kiddie Tax – unearned income of a child now taxed at the capital gains and ordinary tax rates for trusts and estates Child and Family Tax Credit – Credit increased to $2000 for qualifying children under 17 and refundable portion of credit to $1400. New $500 credit for dependents who are not qualifying children. Credits now phased out at $400,000 for joint filers. Health Care “Individual Mandate” – Beginning 2019, there is no longer a penalty for individuals who fail to obtain minimum essential health coverage. There is no change to the large employer mandate to provide insurance BUSINESSES Tax Rates for C Corporations – beginning 2018 tax year – 21% flat tax rate and eliminates the corporate AMT New 20% Deduction for Qualified Business Income from a Pass-through entity such as Partnership, S Corporation or Sole Proprietorship reduces taxable income but not adjusted gross income and will phase out for income from certain services For taxpayers with income above $315,000 joint and $157,500 single, limitation on W-2 wages and value of depreciable fixed assets is phased in deduction phased out for income from certain service related businesses Deduction is not available to: businesses which provide services in the fields of accounting, actuarial science, athletics, brokerage services, investing, consulting, financial services, health, law or the performing arts or whose principal asset is the reputation or skill of one or more of its employees or owner Bonus Depreciation – Property placed in service after 9/27/17, 100% deduction – New or used property 100% begins decreasing inn year 2023 to 80% and down to 0% by 2027 Section 179 Expensing – increased to $1 Million in 2018 and expands the definition of qualified property Health Care Coverage for Employees - There is no change to the large employer mandate to provide insurance Entertainment Expense and Club Dues: No deduction is allowable with an activity generally considered entertainment, amusement or recreation No deduction for membership in clubs organized for business, pleasure, recreation or other social purpose Net Operating Losses – beginning 2018, carryback provision is eliminated and NOLs can be carried forward indefinitely Like Kind Exchanges – will limit tax-free exchanges to exchange of real property that is not held primarily for sale, thus, personal property like autos and intangible property cannot qualify for tax-free like kind exchanges. Withholding on Employee Wages – because of new tax rates for 2018, tax withholding tables will change. IRS indicates it will release these tables in January for employers to begin using in February 2018 ESTATES Tax exemptions for estates doubled to $10 million per person beginning 1/1/2018 and indexing to approximately $11.2 million by 2018 Marilyn L. Miller, CPA 123 W. Washington Ave. Athens, TN 37303 (423)745-6680 Jason G. McPhail, CPA 345 Frazier Avenue, Suite 207 Chattanooga, TN 37405 (423)756-7002
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