Foreign Buyer's Guide to Florida Real Estate in 2026

Florida is one of the most popular real estate destinations for international buyers in the world. From Latin American investors seeking a safe haven for capital to European retirees drawn by the sunshine and lifestyle, South Florida attracts buyers from virtually every country.

But buying real estate in the United States as a foreign national involves rules, taxes, and ownership structures that differ significantly from what you may be used to at home. This guide covers everything you need to know to buy confidently in Florida in 2026.

South Florida — and Fort Lauderdale in particular — has become a top destination for international buyers for several compelling reasons:

• Political and economic stability: The US offers one of the world's most stable legal and financial systems
• No state income tax: Florida's tax environment is among the most favorable in the US
• Strong appreciation: South Florida property values have consistently outperformed national averages
• Rental income potential: High demand from tourists and seasonal residents creates strong rental yields
• Lifestyle: World-class beaches, restaurants, arts, and international community
• Proximity to Latin America: Fort Lauderdale is 2–3 hours by air from most major Latin American cities
• Currency diversification: Holding US dollar-denominated assets provides protection against currency devaluation

Yes — absolutely. There are no restrictions on foreign nationals purchasing real estate in Florida. You do not need a visa, green card, or US citizenship to buy property here.

However, there are important tax and legal considerations that differ from domestic purchases. Understanding these upfront will save you time, money, and complications.

FIRPTA (the Foreign Investment in Real Property Tax Act) is the most important US tax law affecting foreign real estate buyers. Here is what it means for you:

FIRPTA requires that when a foreign person sells US real property, the buyer must withhold 15% of the gross sales price and remit it to the IRS. This withholding is a prepayment of the seller's potential capital gains tax.

If you are buying, FIRPTA does not directly affect your purchase price. However, it affects your eventual sale:

• When you sell the property in the future, the buyer will withhold 15% of the sales price
• You will file a US tax return and receive a refund of any excess withholding
• Working with a US tax attorney or CPA experienced in international transactions is essential

There are important exemptions:

• If the property is purchased for personal use and the price is under $300,000, withholding may be reduced or eliminated
• If you obtain a withholding certificate from the IRS before closing, withholding can be reduced to the actual tax owed

Financing is one of the most common challenges for international buyers. Here are your options:

Several US lenders offer mortgage programs specifically designed for foreign nationals. Key features:

• Down payment: Typically 25–40% required
• Interest rates: Usually 0.5–1.5% higher than standard US rates
• Documentation: Passport, foreign bank statements (12–24 months), proof of income, and credit references from your home country
• No US credit history required: Lenders use alternative documentation

Many international buyers purchase with cash, which simplifies the process significantly and makes your offer more competitive. Cash purchases:

• Close faster (typically 2–3 weeks vs. 30–45 days for financed purchases)
• Eliminate financing contingencies, making your offer stronger
• Avoid US mortgage documentation requirements

Some buyers finance through banks in their home country, using the Florida property as collateral or using other assets. This can offer better rates but involves currency risk.

This is one of the most important decisions for international buyers, and it should be made with the guidance of a US attorney and tax advisor.

The simplest structure — you own the property in your own name. Pros: simple, low cost. Cons: exposes you to US estate tax (up to 40% on US assets above $60,000 for non-resident aliens) and provides no liability protection.

The most common structure for international buyers. A Florida or Delaware LLC:

• Provides liability protection
• Can reduce US estate tax exposure
• Allows for easier transfer of ownership
• Costs approximately $500–$1,500 to set up

Some buyers use a foreign corporation to hold US property. This can offer estate tax benefits but involves more complex US tax filing requirements.

For larger estates or complex family situations, a trust structure may be appropriate. This requires more sophisticated legal and tax planning.

My strong recommendation: consult with a US international tax attorney before closing. The right structure can save you significant money in taxes over the long term.

As a foreign owner of US real estate, you have ongoing tax obligations:

All property owners — domestic or foreign — pay annual property taxes. In Florida, rates vary by county but typically range from 1–2% of assessed value annually.

If you rent your property, you must file a US tax return and pay tax on net rental income. The rate for non-resident aliens is 30% of gross rental income (unless you elect to be taxed on net income, which is usually more favorable).

When you sell, capital gains are taxed at 15–20% for long-term gains (property held more than one year). FIRPTA withholding (15% of gross sales price) is applied at closing as a prepayment.

This is the biggest risk for foreign nationals. Non-resident aliens are subject to US estate tax on US assets above $60,000 at rates up to 40%. Proper ownership structure (LLC, trust) can mitigate this significantly.

The process is similar to domestic purchases, with a few additional steps:

1. Engage a real estate attorney experienced in international transactions
2. Set up a US bank account — most title companies require a US account for wire transfers
3. Get pre-approved (if financing) or prepare proof of funds documentation
4. Make an offer through your agent
5. Open escrow and conduct due diligence (inspection, title search)
6. Close — typically 30–45 days from contract (or 2–3 weeks for cash)
7. Set up property management if you will not be living in the property full-time

Not every real estate agent has experience working with international buyers. You want an agent who:

• Speaks your language (I am fluent in Spanish and English)
• Understands the unique documentation and process requirements for foreign nationals
• Has relationships with international-friendly lenders, attorneys, and title companies
• Can advise on neighborhoods and property types that suit your goals (personal use, rental income, long-term appreciation)

Based on my experience working with Latin American, European, and Canadian buyers, these neighborhoods consistently attract international interest:

• Sunny Isles Beach: Known as "Little Moscow" and popular with Russian and Latin American buyers; luxury high-rises with ocean views
• Brickell (Miami): Urban luxury living popular with Latin American professionals
• Fort Lauderdale Beach: Waterfront condos with strong rental demand
• Aventura: Luxury condos popular with international buyers seeking a cosmopolitan lifestyle
• Coral Gables: Elegant Mediterranean-style homes popular with Latin American families

I'm Matilde Leyva, and I specialize in working with international buyers. I have helped clients from Venezuela, Colombia, Argentina, Brazil, Mexico, Canada, and Europe purchase property in South Florida. I am fluent in Spanish and understand the unique needs and concerns of buyers coming from abroad.

Contact me at (561) 643-2611 or via WhatsApp — I am available to speak with buyers in any time zone. Let's find the right property and structure your purchase for long-term success.

• International Real Estate Services — Matilde's full guide for international buyers
• Boca Raton Luxury Real Estate Guide — Top luxury communities for international buyers
• Pre-Construction Condos in Fort Lauderdale — Pre-construction opportunities for foreign buyers
• Fort Lauderdale Waterfront Condo Guide — Waterfront properties popular with international buyers
• South Florida Neighborhood Guide — Find the right neighborhood for your lifestyle

Ready to buy in South Florida? Contact Matilde — bilingual (English/Spanish) and experienced with international transactions.