How to Buy Real Estate in Miami as a Foreign National: The Complete Guide

Miami has become one of the most sought-after destinations in the world for international property buyers, and for good reason. If you are a French, European, or Latin American buyer wondering how to acquire a condo in Brickell, a waterfront home in Coconut Grove, or a pre-construction unit on Miami Beach, this guide walks you through the entire process in plain language.

The short answer to the most common question is simple: yes, foreigners can buy real estate in Miami, and there are no citizenship or residency requirements to own US property. What matters is understanding the process, the financing options, and the tax and legal structure that fits your situation. That is exactly what this guide covers.

At Luxe Miami Realty, I specialize in guiding international buyers through every step, supported by a trusted network of attorneys, CPAs, and mortgage brokers. Let’s begin.

Why Miami? The International Buyer’s Capital

Miami is unusual among US cities in how international its real estate market is. South Florida draws a large share of foreign buyers, and Miami in particular has long been a magnet for international purchasers.

For buyers from Latin America and Europe, the appeal is consistent:

• Florida’s tax environment, which many find attractive, especially those considering an eventual relocation.
• A genuinely international culture. Spanish, Portuguese, and French are spoken widely, and many neighborhoods feel like a bridge between the Americas and Europe.
• Strong long-term demand for luxury condos, waterfront homes, and pre-construction in Brickell, Downtown Miami, Coconut Grove, Coral Gables, and Miami Beach.
• A stable jurisdiction for holding hard assets in US dollars.

For many of my clients, Miami is not only a place to buy a home. It is a place to diversify, to vacation, and eventually to live.

Can Foreigners Buy Property in Miami? Yes, Here’s What That Means

The United States places no citizenship or residency restrictions on foreign ownership of residential real estate. You do not need to be a citizen, a green-card holder, or a resident. You can own property in your personal name or through a legal structure such as an LLC, a corporation, or a trust (more on that below).

One narrow Florida exception to know about. Florida has a state law (SB 264, in effect since 2023) that restricts certain buyers from a short list of “countries of concern” from acquiring some categories of Florida real estate, with broader restrictions for buyers domiciled in China. It turns on where you are domiciled, not simply your nationality, it is narrower than it sounds, and parts of it have been challenged in court, so the details are still moving. It does not affect the large majority of international buyers. If you think it could touch your situation, tell me early and I will connect you with a Florida real estate attorney before you go under contract.

What being a foreign buyer does change is the practical machinery around the purchase:

• Financing works differently for non-US residents (see the section below).
• Taxes can apply when you earn rental income, and again when you eventually sell (this is where FIRPTA comes in).
• Estate-tax exposure is a serious and often overlooked consideration for non-US persons.
• Ownership structure can affect your privacy, liability, and tax outcome.

None of these are obstacles. They are simply decisions to make with good advice early in the process.

The Step-by-Step Process of Buying in Miami

1. Define your goals and budget

Are you buying a primary or second home, a vacation property, or a rental investment? Will you pay cash or finance? Your answers shape everything that follows, including the ideal ownership structure. This is the conversation I have with every client at the outset.

2. Get pre-approved (if financing)

If you plan to borrow, securing a pre-approval from a lender experienced with foreign nationals tells you your real budget and strengthens your offer. Cash buyers can skip this step but should have proof of funds ready.

3. Tour properties, in person or remotely

I arrange in-person tours as well as detailed video walkthroughs and live virtual showings for clients buying from abroad. Many of my international clients select and purchase a home remotely, traveling to Miami only around closing, or after.

4. Make an offer and sign the contract

In Florida, the standard residential purchase contract is well established. Your offer typically includes a deposit held in escrow, plus contingencies (financing, inspection, appraisal) that protect you. Your agent negotiates price and terms on your behalf.

5. Due diligence and inspections

During the inspection period you verify the property’s condition, review condo association documents and financials, and confirm there are no surprises. For condos, reviewing the association’s reserves and any special assessments is essential.

6. Title, escrow, and closing

A title company or real estate attorney conducts a title search, issues title insurance, and manages the escrow. At closing, funds are transferred, documents are signed, and the deed is recorded. I’ll cover closing from abroad below.

7. After closing

You’ll set up property insurance, utilities, and, if renting, property management. International owners earning rental income generally have US tax filing obligations, which your CPA will manage.

Financing Options for Non-Residents

You do not need to be a US resident or citizen to get a mortgage in Miami. A category of loans known as foreign national mortgages exists specifically for buyers who live abroad and may not have a US credit score, Social Security number, or US income documentation.

What to expect, in general terms:

• Larger down payments. Lenders usually expect a larger down payment from a non-resident foreign national than from a US buyer. The exact amount depends on the borrower’s profile, the property type, and the lender.
• Different rates and terms. Because lenders use alternative documentation and take on more perceived risk, the rates and terms for foreign nationals can differ from those offered to US buyers.
• Alternative documentation. Instead of a US credit report, lenders often accept international credit references, bank statements, and a letter from your foreign bank.
• Cash is common. Many international buyers in Miami pay all cash, which can simplify and speed the transaction.

My financing article goes deeper on this, and I connect every client with mortgage brokers who specialize in non-resident lending.

FIRPTA and Tax Basics for Foreign Buyers

Two acronyms matter most for international buyers: ITIN and FIRPTA.

ITIN (Individual Taxpayer Identification Number). If you are not eligible for a Social Security number, you will generally need an ITIN to file US tax returns on rental income and to handle withholding when you sell. There is an application process, and it can take time, so it is wise to start early.

FIRPTA (Foreign Investment in Real Property Tax Act). This is the rule most international sellers need to understand. FIRPTA is a US withholding rule that can apply when a non-US person sells US real estate: the buyer may be required to withhold a portion of the sale proceeds and remit it to the IRS as a prepayment against the seller’s potential tax. FIRPTA is a withholding mechanism, not a final tax. Sellers can often recover part of it by filing a US return, or by applying for a withholding certificate before closing. The specifics depend on the transaction, so this is something to review with a CPA.

Rental income. If you rent your property, the income can be subject to US tax, and there are different ways it can be treated. Planning this correctly with a CPA before you buy can meaningfully change your after-tax return.

Estate tax. This is one of the most overlooked risks for foreign owners. There can be US estate-tax exposure for non-US persons who own US-situated assets, and the treatment can differ significantly from what applies to US citizens. This is a key reason ownership structure matters so much, and it is worth reviewing with an estate attorney or CPA before you buy.

This guide is general information, not legal or tax advice. Tax outcomes depend on your country of residence, any applicable tax treaty, and your personal circumstances. I always recommend confirming details with my legal and tax partners before you act.

The LLC and Ownership-Structure Question

Should you buy in your personal name or through an entity? The honest answer is: it depends. Getting it right is one of the most valuable things a good advisor can do for you.

Common considerations:

• Personal name is simplest and cheapest, but offers no liability buffer, less privacy, and can leave a foreign owner more exposed to estate-tax and probate issues.
• A US LLC can add liability protection and some privacy. But an LLC alone does not necessarily solve the estate-tax question for a foreign owner, so it should not be assumed to.
• A foreign corporation, a US corporation owned by a foreign entity, or a trust can, in the right circumstances, help address estate-tax exposure. Each comes with its own costs, filing obligations, and trade-offs.

There is no universally best structure. The right answer balances asset protection, privacy, income tax, estate tax, and your home country’s rules. My dedicated article on this goes much deeper, and because Globalty Investment and Luxe Miami Realty work with legal and tax partners, I coordinate this analysis for you rather than leaving you to assemble advisors yourself.

Closing on a Miami Property From Abroad

You do not need to be physically in Miami to close. International buyers routinely complete purchases remotely through:

• Power of attorney, allowing a trusted representative or attorney to sign on your behalf.
• Remote and mobile notarization, increasingly accepted for many documents.
• International wire transfers for the deposit and closing funds. Plan ahead, as wires and source-of-funds documentation can take time.

The keys to a smooth remote closing are starting your banking and ITIN paperwork early, working with a title company experienced in international transactions, and having an agent who coordinates the moving parts across time zones and languages.

Common Mistakes International Buyers Make

1. Ignoring estate-tax exposure. Buying in a personal name without considering the estate-tax picture can create a costly problem for your heirs.
2. Choosing a structure before getting advice. Setting up an LLC because a friend did, without analysis, can cost more than it saves.
3. Underestimating the timeline for banking and ITIN. US bank accounts and ITINs take time. Start early.
4. Working with agents and lenders who don’t understand foreign buyers. Standard processes assume a US credit profile and a US presence.
5. Overlooking total carrying costs. Property taxes, insurance (including flood and windstorm where applicable), condo or HOA fees, and management all matter.
6. Skipping condo financial due diligence. Always review association reserves and pending special assessments.

How Luxe Miami Realty Helps International Buyers

Luxe Miami Realty is my personal brand, licensed under Globalty Investment LLC, and it is built specifically around the international buyer. I work as a trilingual brand, in English, French, and Spanish, serving French, European, and Latin American clients who want a true full-service experience, not just a list of properties.

What that means in practice:

• A single point of contact who speaks your language and understands your goals.
• A vetted network of attorneys, tax specialists (CPAs), and mortgage brokers experienced with foreign nationals, so your financing, structure, and tax planning are handled coherently, not in fragments.
• Deep expertise in luxury condos, waterfront homes, and pre-construction across Brickell, Downtown Miami, Coconut Grove, Coral Gables, Miami Beach, and South Florida.
• Remote-friendly service for clients buying from abroad.

Ready to Buy in Miami?

Buying real estate in Miami as a foreign national is very achievable with the right team. The earlier we start the conversation, the more I can help you plan your financing, your structure, and your taxes, before you sign anything.

Reach out for a confidential, no-obligation consultation in English, French, or Spanish. I’ll help you build a plan tailored to your goals and connect you with the legal and tax partners you need.

Call or WhatsApp me at (786) 238-0927, or email julien@luxemiamirealty.com.

Continue reading (supporting guides)

• Financing a Miami Property as a Non-US Resident: Foreign National Mortgages Explained: down payments, rates, documentation, and how to get pre-approved from abroad.
• FIRPTA Explained: What International Sellers of Miami Real Estate Need to Know: how withholding works when you sell, and how to recover what you’re owed.
• Should You Buy Miami Real Estate Through an LLC? Ownership and Tax Structures for Foreign Buyers: asset protection, privacy, and the estate-tax question, explained.

An Important Note

I am a licensed real estate agent, not a CPA, tax advisor, or attorney. Everything here is general information to help you understand how things work. It is not tax, legal, or financial advice, and it should not be relied on as such. Nothing on this page creates any liability for me or for Luxe Miami Realty. Tax and legal rules change, and every situation is different, so please confirm the details that apply to you with a qualified CPA and attorney before you act. I am glad to connect you with trusted professionals from my network who handle exactly this.