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The Pros and Cons of Investing in Quality Opportunity Funds

Published on: June 2, 2022

Quality Opportunity Funds (QOFs) have become an increasingly popular investment vehicle, offering investors the chance to reap financial rewards while supporting economically disadvantaged areas. Established as part of the Tax Cuts and Jobs Act of 2017, QOFs encourage investments in designated low-income communities, known as Opportunity Zones. However, like any investment, QOFs come with their own set of pros and cons. In this article, we will explore the advantages and disadvantages of investing in Quality Opportunity Funds to help you make an informed decision.

Pros of Investing in Quality Opportunity Funds

  1. Tax Incentives: The primary attraction of QOFs is the substantial tax benefits they provide. Investors can defer capital gains tax on the funds they invest in a QOF until December 31, 2026, or until the investment is sold, whichever comes first. Moreover, if the QOF investment is held for at least five years, investors receive a 10% reduction in capital gains tax. This reduction increases to 15% if held for seven years. Additionally, if the investment is held for at least 10 years, any appreciation in the QOF investment is exempt from capital gains tax entirely.
  2. Diversification: Investing in QOFs offers an opportunity for portfolio diversification, as these funds typically invest in a range of projects, such as real estate development, infrastructure, and business expansion in Opportunity Zones. This diversification can potentially help mitigate risks associated with other investment types.
  3. Social Impact: QOFs provide investors with the opportunity to make a positive impact on economically disadvantaged communities. By investing in these areas, investors support the creation of jobs, business growth, and the development of essential services, contributing to the revitalization and long-term growth of these communities.
  4. Potential for High Returns: Investments in underdeveloped areas often have the potential for significant returns, as the investments can lead to substantial growth and appreciation in property values. As a result, investors in QOFs can potentially benefit from attractive long-term returns.

Cons of Investing in Quality Opportunity Funds

  1. Liquidity Concerns: QOF investments are relatively illiquid, as investors need to hold their investments for a minimum of five to ten years to enjoy the full tax benefits. This long-term commitment may not be suitable for investors seeking short-term gains or needing quick access to their capital.
  2. Regulatory Risks: QOFs must adhere to strict regulatory requirements, which can change over time. Any alterations to these regulations, including the potential removal or reduction of tax incentives, can negatively impact the fund’s performance and diminish the appeal of investing in QOFs.
  3. Market Risks: Like any investment, QOFs are subject to market risks, including economic downturns and fluctuations in property values. Investing in economically disadvantaged areas might also present additional risks, such as slower-than-expected growth, challenges in attracting businesses, and higher crime rates.
  4. Performance Variability: The performance of QOFs can vary significantly, depending on factors such as the fund manager’s expertise, the specific projects selected, and the economic conditions of the Opportunity Zones. Consequently, investors must carefully research and assess each QOF before making an investment.


Investing in Quality Opportunity Funds offers numerous advantages, including attractive tax incentives, portfolio diversification, and the potential for high returns, while also making a positive social impact. However, investors must also consider the cons, such as liquidity concerns, regulatory risks, market risks, and performance variability. Before investing in a QOF, it is essential to weigh these pros and cons and consult with a financial advisor to determine whether this investment vehicle aligns with your financial goals and risk tolerance.


Authored By:

1031 Investment Advisor

Nate oversees the daily operations, business development, and strategy for 1031 Exchange Place. He became interested in real estate from a young age due to his father's influence. After earning his real estate license at 18, Nate worked in the 1031 industry, focusing on business development through a unique white-labeling model. Following a religious mission in Taiwan, he continued in the industry until the 2008/2009 real estate crash. During the downturn, Nate pursued entrepreneurship and marketing, working with startups and outdoor companies. As the 1031 market recovered, he returned to work with his father, aiming to provide a more personalized experience for clients. Nate is passionate about outdoor activities and spends his free time with his wife and four sons, enjoying fly fishing, skiing, backpacking, rock climbing, and riding dirt bikes.