Buying real estate in Florida sounds straightforward — until a foreign buyer discovers, after the purchase, that they owe taxes they didn’t know existed, missed benefits they could have claimed, or structured the deal in a way that complicates inheritance for their family. The purchase itself is easy. The details around it are what catch most international buyers off guard.
The good news: with the right information upfront, the process is genuinely simple — and Florida remains one of the most accessible real estate markets in the world for foreign nationals.
Can foreigners legally buy property in Florida?
Yes. There is no federal law in the United States that restricts foreign nationals from purchasing real estate. Brazilian citizens, along with buyers from virtually any country, can buy, own, rent, and sell Florida property with the same legal rights as American citizens — with a few notable exceptions around tax benefits.
Florida’s real estate market is particularly active among international buyers. The process is well-regulated, title searches are thorough, and buyer protections are strong.
Short answer: Foreign nationals can buy Florida real estate freely. The same purchase process applies to everyone — what changes are the tax obligations that come afterward.
What documents does a foreign buyer actually need?
The list is shorter than most people expect:
- Valid passport — the primary form of identification accepted throughout the transaction
- ITIN (Individual Taxpayer Identification Number) — the U.S. equivalent of a Social Security number for tax purposes. A CPA experienced with international clients can help you obtain one before or during the transaction
- Proof of funds origin — required for international wire transfers above $10,000
- Title company account details — where your funds will be held in escrow until closing
No U.S. visa, green card, or citizenship is required to purchase Florida real estate.
What is FIRPTA and why does it matter to foreign buyers?
FIRPTA — the Foreign Investment in Real Property Tax Act — is the single most important rule that foreign buyers overlook. Here’s how it works:
When a foreign national sells U.S. real estate, the buyer is legally required to withhold 15% of the gross sale price and remit it to the IRS. This withholding is not a final tax — it’s a prepayment that gets reconciled when you file a U.S. tax return.
In practice, this means:
- Selling a property for $150,000? $22,500 is withheld automatically at closing
- You then file a U.S. tax return and may recover some or all of that amount, depending on your actual capital gain
- Strategic tax planning before the sale — not after — can significantly reduce the effective tax burden
Most foreign buyers focus on the purchase. Smart buyers plan for the eventual sale from day one.
Do foreigners pay higher property taxes in Florida?
No. Property taxes in Florida are calculated the same way for foreign nationals and U.S. citizens. Rates vary by county, but the assessment method and payment obligations are identical regardless of nationality.
What foreigners cannot access is the Homestead Exemption — a Florida tax benefit that reduces the taxable value of a primary residence by up to $50,000. To qualify, you must be a Florida resident using the property as your primary home. Non-resident foreign buyers don’t qualify.
| Buyer Type | Homestead Exemption | Annual Property Tax |
|---|---|---|
| U.S. resident (primary home) | Up to $50,000 reduction | Lower |
| Foreign non-resident | Not eligible | Full rate |
| Foreign national with green card (primary home) | Eligible if FL resident | Lower |
Should you buy in your name or through an LLC?
Many foreign buyers choose to purchase through a U.S. LLC (Limited Liability Company). It’s a common structure with real advantages — but it also adds complexity.
Reasons to consider an LLC:
- Separates personal assets from the property
- Avoids U.S. probate court when passing the asset to heirs (a process called probate that can be slow and public in Florida)
- Simplifies management if you plan to own multiple properties
- May offer estate planning benefits
Reasons to think twice:
- An LLC requires annual filings with the IRS, even with no activity
- State registration fees and maintenance costs apply each year
- Doesn’t automatically eliminate FIRPTA obligations
Whether to buy personally or through an entity depends on your investment size, long-term plans, and family situation. A U.S.-licensed real estate attorney or CPA with international client experience can help you choose the right structure before you sign anything.
What is a title company and why is it important?
In Florida, most real estate transactions are handled through a title company — a neutral third party that:
- Researches the property’s full ownership history (title search)
- Checks for liens, unpaid taxes, disputes, or encumbrances
- Holds buyer funds in an escrow account until closing
- Issues title insurance to protect the buyer against undiscovered issues
At TerraNoble, every property we sell has already passed a full title review. Each parcel is delivered with clear title — no surprises after closing.
Do I need to travel to Florida to close the deal?
No. Florida real estate closings can be completed 100% remotely. Documents are signed electronically or notarized in your home country. Once the deed is recorded, ownership transfers to you without setting foot in the United States.
Common mistakes foreign buyers make
- Not planning for FIRPTA before the sale — discovering the 15% withholding at closing is an unpleasant surprise
- Skipping the ITIN application — delays at closing are common when this step is left to the last minute
- Transferring funds without proper documentation — large international wire transfers require clear records for both U.S. and home-country tax authorities
- Purchasing without title insurance — leaving yourself exposed to claims or issues that surface years later
- Not planning the estate side — without proper structure, heirs may face a lengthy Florida probate process
What to verify before closing on a Florida property
Before signing any purchase agreement as a foreign buyer, confirm the following:
- The property has clear title with no liens or encumbrances
- Zoning classification matches your intended use
- Property taxes are current with no outstanding balance
- Flood zone status and insurance requirements are understood
- Your ownership structure (personal vs. LLC) is decided and advised by a professional
Ready to explore land and property opportunities in Florida? TerraNoble offers expert guidance in both English and Portuguese, from property selection through closing and beyond. Get in touch for a no-obligation conversation about the best options for your goals.