Many people around the world dream of owning real estate in the United States—whether as a vacation home, investment, retirement destination, or future residence. Florida, with its warm weather, vibrant culture, strong tourism economy, and relatively affordable property compared to other coastal states, is one of the most popular destinations for international buyers. But can non-U.S. citizens actually buy property in Florida? The short answer is yes—non-U.S. citizens can buy property in Florida, and the process is generally straightforward. However, there are important legal, financial, and tax considerations that foreign buyers need to understand before making a purchase.
1. Non-U.S. Citizens Can Buy Property in Florida
Unlike some countries that restrict real estate ownership to citizens or permanent residents, the United States does not prohibit foreign nationals from owning property. Florida, in particular, is one of the most foreign-buyer-friendly states in the country. Whether you are a tourist, a student on a visa, a temporary worker, or someone living abroad with no U.S. ties, you can legally purchase and own land, homes, condos, commercial buildings, or other types of real estate in Florida.
There is no requirement to be a U.S. citizen, permanent resident, or visa holder to hold real estate title. You may hold the property in your individual name, jointly with others, or through an entity such as a corporation or trust.
2. Why Florida Is an Attractive Market for International Buyers
Florida’s appeal to foreign purchasers stems from several key factors:
a. Climate and Lifestyle
Sunshine, beaches, boating, golf communities, and no state income tax make Florida attractive for retirees, vacationers, and lifestyle buyers.
b. Strong Tourism and Rental Demand
Cities like Miami, Orlando, Tampa, and Fort Lauderdale see huge tourist traffic, supporting strong short-term rental markets. Many foreign buyers purchase properties to rent out on platforms such as Airbnb or VRBO.
c. Real Estate Investment Potential
Florida’s population growth, economic expansion, and appeal to domestic and international migrants have supported long-term property value appreciation in many markets.
d. Ease of Access
Florida is well connected to Latin America, Europe, and Canada through direct flights, making it easy for buyers to travel for inspections, closings, and ongoing visits.
3. How Foreign Buyers Purchase Property
The process of buying property in Florida as a non-U.S. citizen is very similar to that for U.S. citizens. The major steps include:
a. Find a Real Estate Professional
Working with a licensed Florida real estate agent is highly recommended. An agent who understands foreign buyer needs can help identify properties, navigate negotiations, and coordinate with other professionals.
b. Get a Property Tax ID or EIN
While not always required for residential purchases, many foreign buyers obtain an Individual Taxpayer Identification Number (ITIN) or Employer Identification Number (EIN) for banking and tax reporting purposes. An ITIN is issued by the Internal Revenue Service (IRS) to individuals who are not eligible for a Social Security number.
c. Choose How You Will Hold Title
Foreign buyers can hold title in a number of ways:
Individually — The most straightforward.
Joint Tenancy with Right of Survivorship — Co-owners share equal rights, and ownership passes to the survivor upon death.
Tenancy in Common — Co-owners can own unequal shares and sell their interests independently.
Revocable or Irrevocable Trust — Can provide estate planning benefits.
Foreign or U.S. Entity (company) — Some buyers use a corporation or LLC to hold property, potentially for tax or liability purposes.
Each ownership structure has different legal and tax implications, so consulting an attorney or tax advisor is recommended.
d. Open a U.S. Bank Account
While it’s possible to buy property using international banking channels, many buyers choose to open a U.S. bank account to facilitate deposits, mortgage payments, property expenses, and taxes. Some banks allow account opening remotely; others may require an in-person visit.
e. Arrange Financing (Optional)
Foreign buyers can obtain mortgages from U.S. lenders, but the requirements are often stricter than for U.S. citizens. Down payments might be 30%–50% or higher, interest rates could be higher, and lenders may ask for additional documentation such as credit history, income verification, and proof of assets.
Cash purchases are common among foreign buyers precisely because they avoid financing hurdles and can strengthen negotiating positions.
f. Title Search, Inspection, and Closing
Just like any real estate transaction, purchases involve a title search to confirm clear ownership, inspections to uncover any property issues, and a closing where funds and legal documents are exchanged.
4. Taxes and Reporting Requirements for Foreign Buyers
Even though non-U.S. citizens can own property, there are tax and reporting rules that foreign owners must know:
a. Property Taxes
All Florida property owners must pay annual property taxes, typically based on assessed value. Taxes vary by county.
b. Federal Income Tax on Rentals
If you rent the property (short-term or long-term), rental income is subject to U.S. federal income tax. Foreign owners must file U.S. tax returns to report rental income and claim allowable expenses such as maintenance, management fees, and depreciation.
c. FIRPTA (Foreign Investment in Real Property Tax Act)
When a foreign owner sells U.S. real estate, FIRPTA rules generally require that 15% of the gross sales price be withheld by the buyer at closing and remitted to the IRS as an advance tax payment, unless an exemption or reduced rate applies. The foreign seller can then file a U.S. tax return to determine the actual tax liability and potential refund.
d. Estate Tax
Foreign owners do not benefit from the same estate tax exemptions as U.S. citizens. U.S.-situated real estate is subject to U.S. estate tax on death, with relatively low exemption thresholds compared to U.S. citizens. Many foreign buyers use trusts, corporate structures, or insurance strategies to help mitigate potential estate tax burdens.
5. Financing Options for Foreign Buyers
While cash purchases are common, many foreign buyers choose to finance all or part of the purchase through a U.S. lender. Here are some key financing realities:
Larger Down Payments: Often 30%–50% or more.
Higher Interest Rates: Some lenders charge a premium due to presumed risk.
Limited Credit History Recognition: U.S. credit history is typically required; foreign credit may not be accepted.
Documentation: Lenders will usually require proof of income, assets, and sometimes letters from foreign banks.
Some international banks have U.S. branches that offer financing to their clients abroad. Specialized mortgage brokers who work with foreign buyer programs can also help.
6. Legal and Practical Considerations
a. Work with Professionals
Foreign buyers should work with:
A licensed Florida real estate agent
A real estate attorney familiar with foreign transactions
A U.S. tax advisor or CPA
A title company
These professionals protect your interests, ensure compliance, and help avoid costly mistakes.
b. Currency and Transfer Issues
International fund transfers may be subject to exchange rate costs, bank fees, and anti-money-laundering documentation. Planning ahead can minimize surprises.
c. Property Management
For buyers who do not live in Florida year-round, hiring a property manager can help with maintenance, rentals, taxes, and local requirements.
7. Common Myths About Foreign Ownership
Here are a few misconceptions that often circulate:
Myth 1: Foreigners Can’t Buy Property in the U.S.
False. There are no citizenship requirements to own property.
Myth 2: Foreigners Can’t Get Mortgages
False. While financing is more challenging, it is possible, especially with the right lender.
Myth 3: Foreign Owners Are Taxed More
Partially True. Foreign owners have specific tax rules (like FIRPTA), but tax planning can help optimize outcomes.
8. Conclusion
Yes—a non-U.S. citizen can absolutely buy property in Florida. The state welcomes international buyers, and the legal process is fundamentally the same as for U.S. citizens. However, foreign buyers must navigate additional financial, tax, and reporting requirements that can differ significantly from domestic transactions.
With the right professional guidance, careful planning, and an understanding of costs and obligations, buying real estate in Florida can be a smart and fulfilling investment or lifestyle choice for non-U.S. citizens from anywhere in the world.