Buying in Florida as a foreigner is simpler than you think
The complete guide for international buyers purchasing US real estate
Who can buy?
Any foreign national can buy real estate in the United States — no visa, green card or citizenship required. US law places no nationality restrictions on property ownership.
You can buy while living abroad, without ever having set foot in the US. The entire process can be handled remotely, with power of attorney and electronic signatures.
The process in 8 steps
1
Property search
We define your goals and Patricia curates the best options — in-person or video showings.
2
Purchase offer
Patricia negotiates the price and terms. In the US, an offer is a formal written contract.
3
Inspection
A licensed inspector evaluates the entire property. You receive a detailed report before moving forward.
4
Financing or cash
Pay cash or use foreign national financing — US banks lend without requiring a visa.
5
Title company
A specialized company verifies the property is free of liens and legal issues.
6
Closing
Final document signing — in person or by power of attorney. Funds transferred securely.
7
Deed recorded
The deed is recorded with the county in your name or your company's name.
8
It's yours!
Keys in hand. If it's an investment, Patricia connects you with trusted property managers.
Financing for foreign nationals
Foreign nationals without US residency do have access to credit in the US. The main options:
ITIN loans
For those with an ITIN (Individual Taxpayer Identification Number). Typical down payment of 15–25%, competitive rates.
Foreign National Loans
Programs designed for non-resident foreigners. 25–40% down, no US credit history required.
Cash purchase
The simplest and fastest option — closes in 2 to 4 weeks. Funds wired from abroad through official currency exchange.
Taxes for foreign buyers
FIRPTA — explained simply
FIRPTA is a tax withholding that applies when a foreign owner SELLS the property (not when buying). The buyer withholds 15% of the sale price and remits it to the IRS as a guarantee against the capital gains tax. If the actual tax owed is lower, you get the difference back by filing a US tax return. With planning, the impact is manageable — Patricia works with specialized accountants.
Property tax
Paid annually to the county, typically between 1% and 1.5% of the assessed value in Florida. Florida has no state income tax.
Tax on rental income
US rental income is taxable. Foreign nationals file form 1040-NR. Expenses (HOA, management, depreciation) are deductible and significantly reduce the effective tax.
Individual, LLC or corporation?
Individual
Simplest and cheapest. Suitable for a vacation home or first purchase. Direct exposure to FIRPTA and US estate tax.
LLC
The structure most used by investors. Protects your personal assets, simplifies rental management and can optimize taxes. Low maintenance cost in Florida.
Corporation
For larger structures or multiple properties. Can mitigate US estate tax for foreigners, but with higher cost and complexity. Requires planning with an accountant.
The ideal choice depends on your situation. Patricia connects you with attorneys and accountants who specialize in international clients.
FAQ
Frequently asked questions
Do I need a visa to buy property in the US?+
No. Any foreign national can buy US real estate without a visa, green card or citizenship. A visa is only needed to stay in the country, not to own property.
Does buying property give me a visa or green card?+
The purchase alone does not grant a visa. However, larger investments may qualify for the EB-5 visa, and a rental business can support an E-2 visa in certain cases. Consult an immigration attorney.
Can I get financing as a foreigner?+
Yes. Foreign National Loan programs finance non-residents with 25–40% down and no US credit history. Patricia can refer specialized lenders.
How do I transfer money from abroad?+
Through an official currency exchange contract via a bank or authorized broker. The money leaves your country declared and enters the US legally into the title company's escrow account. Fully documented and secure.
How much does it cost to maintain a Florida property?+
Main costs: property tax (1–1.5% per year), insurance, HOA (where applicable) and maintenance. For short-term rentals, add management (20–25% of revenue) and utilities.
Do I need to be present at closing?+
No. Closing can be done by power of attorney or with documents signed at a US consulate or with an apostille. Many of Patricia's clients buy without leaving their home country.
Can I rent my property short-term (Airbnb)?+
It depends on the location. Certain areas like Champions Gate, Storey Lake and Reunion are zoned for short-term rental. Patricia filters only properties eligible for your goal.
How do I declare the property in my home country?+
Most countries require foreign assets to be declared on your income tax return. Brazilian clients, for example, declare it as an overseas asset and, above certain values, in the Central Bank's DCBE filing. Your local accountant can guide you on tax filing and reporting questions.
What is a title company and why do I need one?+
It's the neutral company that guarantees legal security: it verifies the property is free of liens, holds funds in escrow and records the deed. The US does not use notary offices the way many countries do.
What's the minimum to invest in Orlando?+
Depending on location and rental type (annual or short-term), condos can start around $150-$200k; vacation homes near the attractions from $300k. Patricia helps you find the best entry point for your budget.
Let's talk about your next move
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