Investors have 180 days after realizing capital gains to invest it in an Opportunity Zone fund. Both the gain and the associated tax are invested in to the fund. Capital gains of any kind, including gains from stock or real estate, can be invested. Unlike 1031 exchanges, only gains are invested, allowing investors to extract their original basis. If the capital gain came from a partnership, the investor has until the end of the calendar year and 180 days into the following year to invest.
By investing their capital gains, investors get to defer their capital gain taxes realized today until 2026. This enables the investment of taxes that would have otherwise been paid to the government.
If the capital gains are left in an Opportunity Zone fund for 5 years, a 10% step up in basis is applied (tooltip on step up in basis: a step-up in basis readjusts the value of an appreciated asset, providing a new cost-basis and lowering the tax liability), which equates to a 10% reduction in taxes. After the capital gains are invested for 7 years, an additional 5% step up is basis is applied, totalling in a 15% basis step up. With 2026 being the year tax is owed, 2019 is the last year to be invested for 7 years in an Opportunity Zone fund and receive a 15% basis step up. 2021 is the last year to receive a 10% basis step up.
After 10 years of being invested, all appreciation made within the opportunity zone investment can be realized tax free. That’s 100% forgiveness of taxes for gains made in the OZ, resulting in a large boost (projected around 30%) to returns.
All Four Points funds have a 10 year hold requirement, which realizes all Opportunity Zone tax benefits.
Colorado's population is growing. Increasingly, this growth is occurring outside of the urban areas of the state. The forecast from the State of Colorado indicates that the growth in our target communities are some of the fastest growing in the country, resulting in a 25-39% increase through 2035. In addition to the increase in full-time residents, the increase in visitation to the state is a huge demand driver transforming the region.
Against the backdrop of tremendous population growth in under-the-radar areas, we formed our investment thesis and launched our first OZ Fund in the middle of 2019. With the increased pivot to remote work, driven by the onset and persistence of Covid 19, America is facing the largest and fastest transformation of the labor market since the World War II mobilization. This has accelerated and further strengthened our case by driving an even greater increase in new residents moving away from urban centers seeking quality of life, affordability, and access to the outdoors. We also believe that historically low interest rates are likely to persist, creating a healthy investment backdrop. Alongside this, the way people travel is changing, and outdoor hospitality is poised to thrive at the expense of traditional lodging.
Population growth is the underlying driver to our investments, but our specific focus on comparatively small markets, combined with our unparalleled exposure to under-the-radar projects, creates the opportunity to generate outsized returns versus a fund targeted on more obvious markets. Our team has the operational, geographic, community, and Opportunity Zone investment expertise to create efficient and outperforming investments in these areas.
Fund III - Estes Park, CO
Deal Total: $26.2M
94 unit multifamily housing located on a 5.9 acre site immediately adjacent to hiking and mountain biking trails. Addresses the existing 1500 rental unit shortfall in Estes Park. Current entitlement includes an 1800sf day care center. Nearby access to Rocky Mountain National Park, fishing, skiing, and a strong tourism-based economy.
Fully Funded - Glenwood Springs, CO
Deal Total: $29.1M
100 unit multifamily housing that borders open space and is next to RFTA Park & Ride stop, which transports workers, skiers, and anyone else trying to get to and from the airport, Aspen, Carbondale and Snowmass. This development aims to address the serious rental unit shortfall in the City of Glenwood Springs and surrounding areas.
Fully Funded - Grand Junction, CO
Deal Total: $23.5M
96 unit multifamily housing and 55 units of camping and glamping on a 12-acre site along the Colorado River near downtown.The site borders Las Colonias, a new $14M city riverfront development of parks, an amphitheater, offices and river access. Over the bridge adjacent to our site are trailheads to world-class mountain biking and hiking.
Fund III - Buena Vista, CO
Deal Total: $4M
Purchase and expansion of the Buena Vista KOA Journey. Located off of CO-285, this site is existing and cash-flowing in a budding outdoor recreation destination. Planned development includes updating and improving site infrastructure, the addition of tiny homes for nightly rental, and enhanced operational efficiency.
Fund III - Florence, CO
Deal Total: $1.5M
Purchase and expansion of Desert Reef Hot Spring just outside of Colorado Springs, 90 minutes south of Denver, adjacent to the Royal Gorge and near the Great Sand Dunes National Park. Planned development includes construction of additional hot pools, a new poolside pavilion, and boutique overnight accommodations.
Fully Funded - Naturita, CO
Deal Total: $3M
CampV is 120 acres of beautiful mountainous desert situated between Telluride and Moab. CampV will offer nightly and short-term accommodations providing guests a mix of glamping options: historic cabins, vintage airstreams, boutique tents, as well as traditional RV parking and tent-style camping.
Fully Funded - Meeker, CO
Deal Total: $900K
Trail and Hitch is our first outdoor hospitality project to be fully activated and is exceeding expectations. A tiny home village and RV park adjacent to mountain biking, hiking, hunting, off-roading, and downtown Meeker. The wedding venue and brewery going in across the street is a great example of additive investment in the town.
Investors must invest a minimum of $250K of eligible capital gains and self-certify as a Qualified Client. The Opportunity Zone legislation enables investors to place pre tax capital gains in Opportunity Zone funds. All forms of capital gains qualify. Learn more.