South Florida is the most international property market in America — by a distance. Walk any closing calendar in Miami-Dade or Broward and you'll find buyers from Latin America, Europe, Canada, and Eastern Europe closing alongside New Yorkers and Californians. And yet the most common question we hear from abroad is still the most basic one: "Can I actually buy property in the U.S. as a foreigner?"

Yes. Fully, legally, in your own name or a company's, with no citizenship, green card, or visa required to own. But buying from abroad runs on its own rulebook — financing, structure, taxes, and process all work differently than they do for domestic buyers. Here's the playbook, in plain language. (We run this conversation daily in English, Russian, Spanish, and Ukrainian — it's a core part of who our clients are.)

First, clear the myths

  • Buying property does not grant a visa or residency. No purchase price changes this. Ownership and immigration status are entirely separate tracks — anyone implying otherwise is selling you something.
  • You don't need to be present to close. Remote closings via power of attorney or online notarization are routine. We regularly close for clients who have never set foot in the property until after they own it.
  • You don't need a U.S. credit history to get financing. You need a different kind of loan (next section).
  • One real restriction to know: Florida law limits certain purchases by nationals of a short list of designated countries, particularly near military installations. For most international buyers this is irrelevant, but structure and eligibility should be confirmed with counsel early — we flag it in the first conversation, not at the closing table.

Cash or financing?

Cash remains king for international buyers — it wins negotiations in a market where cash already accounts for the majority of Miami-Dade luxury transactions, and it sidesteps underwriting entirely. Funds simply need a documented, traceable path into U.S. escrow (plan the wire logistics early; international transfers and source-of-funds documentation take longer than the contract timeline assumes).

Foreign national loans are the alternative most buyers don't know exists: portfolio lenders who underwrite on the property and your global finances rather than a U.S. credit score. Typical shape in 2026: 25–40% down, rates above conventional, income documented via international statements or CPA letters, often closing in an LLC. More expensive than a domestic mortgage — but they preserve capital and, for investment purchases, the leverage math can still work. We maintain relationships with the lenders who actually close these.

In your name, or an LLC?

The structure question, honestly:

  • Personal ownership — simplest and cheapest. Fine for many second-home purchases.
  • U.S. LLC — the default for investment property: liability separation, privacy in public records, cleaner management if you're renting the property. Modest annual costs and a federal reporting requirement or two.
  • More complex structures (foreign corporations, trusts) exist mainly for estate-tax planning — because non-resident owners face U.S. estate tax exposure with a far smaller exemption than citizens get. On seven-figure purchases, an hour with a cross-border tax advisor before contract is the cheapest insurance you'll ever buy.

We coordinate this with the client's attorney and tax advisor as a standard part of the purchase — structure first, then shop.

The tax picture (four minutes, no pain)

  • Owning: property taxes work the same for everyone — though non-residents don't qualify for the homestead exemption (that's for permanent residents; see how Florida property taxes actually work).
  • Renting: rental income is U.S.-taxable. Elect to treat it as a business ("net election"), file the annual return, and you deduct expenses and depreciation like any domestic investor — usually shrinking the taxable number dramatically.
  • Selling: meet FIRPTA — at sale, the buyer's side withholds a percentage of the gross price (commonly 15%) against your capital-gains liability, and you reconcile via tax return, often recovering a large part of it. It's a cash-flow event, not a penalty — but it must be planned, and reduced-withholding certificates exist for those who plan ahead.

None of this is exotic. All of it rewards preparation.

What international money is buying in 2026

The patterns we see across our own closings: new and newer condos in Sunny Isles, Edgewater, and Brickell for lock-and-leave ownership with global exit liquidity; multifamily and small commercial for income (the investment playbook applies identically to foreign capital); and increasingly, discounted resale condos — international cash is exactly the buyer profile positioned to exploit the 2026 condo reset, because it doesn't depend on the financing that's frozen in half those buildings.

The process, end to end

  1. Structure + funds path (attorney, tax advisor, wire plan) — before shopping.
  2. Search and underwrite — remotely if needed; video tours, document review, our verified analysis on every shortlisted property.
  3. Offer and escrow — deposit wires into a Florida escrow account.
  4. Due diligence — inspection, title, condo documents, insurance quotes.
  5. Close — in person, by power of attorney, or by remote notarization.
  6. After — property management, leasing, tax filings. Ownership from abroad is only as passive as the team you build.

SunSt's read

International buyers don't need a cheerleader — they need a translator: of language, yes, but mostly of systems. The buyers who do well here treat the U.S. rulebook as a set of known mechanics rather than mysteries, and they assemble the team — broker, attorney, tax advisor, lender — before they fall in love with a view. That's the entire difference between a smooth cross-border purchase and an expensive education.

Buying from abroad? Book a call — in English, Russian, Spanish, or Ukrainian — and we'll map your structure, financing, and shortlist in one conversation. Or start exploring neighborhoods and current inventory now.

General information, not legal or tax advice — cross-border purchases should always involve qualified counsel.

Frequently asked questions

Can foreigners buy property in Florida?
Yes — foreign nationals can fully own U.S. real estate with no citizenship, green card, or visa required. Ownership doesn't grant residency, and Florida restricts certain purchases by nationals of a short list of designated countries, so confirm eligibility and structure with counsel early.

Can a non-resident get a mortgage in the U.S.?
Yes, through foreign national loan programs: typically 25–40% down, rates above conventional, income documented via international statements rather than U.S. credit history. Many international buyers in Miami still choose cash for negotiating strength.

Should I buy U.S. property in my name or an LLC?
Personal ownership is simplest for a second home; a U.S. LLC is the default for investment property (liability separation, privacy, cleaner management). Non-residents also face U.S. estate-tax exposure, so seven-figure purchases warrant a cross-border tax consultation before contract.

What is FIRPTA?
A U.S. rule requiring withholding of a percentage (commonly 15%) of the gross sale price when a foreign owner sells, credited against capital-gains tax and reconciled by tax return. It's a cash-flow event, plannable in advance, with reduced-withholding certificates available.

Do I need to be in the U.S. to close on a property?
No. Closings via power of attorney or remote online notarization are routine, and the entire purchase — tours, due diligence, signing — can be handled from abroad with the right team.

Do foreign owners pay higher property taxes in Florida?
The tax rate is the same, but non-residents don't qualify for the homestead exemption or Save Our Homes cap, which are reserved for permanent Florida residents.