Buying & Investing in U.S. Property as a Foreign Buyer

A practical starting point for international buyers, with a focus on Miami and Florida. Reviewed October 19, 2026.

Estimate Miami buying costs · Discuss your property search

Start with your objective

Decide whether you want a home for personal use, a long-term rental, a permitted short-term rental, a renovation project, new construction or commercial property. Your intended use affects financing, insurance, taxes, permits and the properties worth considering.

Can a foreign buyer purchase?

Eligibility depends on the buyer, ownership structure, location and current federal and state restrictions. Before paying a deposit, have a U.S. real estate attorney check restrictions, sanctions and any registration requirements. Florida has specific rules affecting certain foreign principals; do not assume that forming a U.S. LLC removes them.

Property ownership, visas and permission to work

Owning a home does not itself provide a visa, a Green Card, permission to work or unlimited time in the United States. Immigration status and permitted activities require a separate review. An E-2 case involves a qualifying operating enterprise and other requirements; EB-5 involves a qualifying business investment and job creation. A residential purchase alone is not an immigration program.

Documents and source of funds

Ask your lender and closing professional for a transaction-specific checklist. Common requests include identification, address, bank statements, evidence of income and lawful source of funds. Entity buyers may need formation documents, ownership information and authority to sign. Translations, certification and document requirements vary. Share sensitive documents through a verified secure channel.

Cash purchase or financing

Compare the total cost of paying cash with financing. Ask lenders whether they accept your residency, income documentation, intended use and ownership structure. Obtain written terms for down payment, rate, fees, reserves, loan term and any balloon payment or prepayment charge. A quoted program is not loan approval; do not rely on a universal down-payment percentage.

Calculate the complete budget

Budget for purchase price, inspections, appraisal when needed, title and settlement services, recording and applicable transfer or mortgage taxes, legal fees and lender charges. Ongoing costs can include property tax, insurance, flood coverage, HOA or condominium dues, assessments, utilities, repairs, management and vacancies. Include currency conversion, transfer fees and a contingency reserve. Use our calculator as an estimate, then obtain property-specific quotes.

How the purchase works

Define your budget and use; select properties; review representation terms; make an offer with appropriate contingencies; deposit funds according to the contract; complete inspections, title and financing review; resolve issues before deadlines; review settlement documents; complete the final walkthrough; sign and close. Deadlines and deposit refund rights come from your contract. Ask your closing professional whether remote signing or a power of attorney is acceptable.

Inspections, title and condominium review

Review physical condition, title, liens, surveys where appropriate, permits and unresolved violations. For a condominium, examine governing documents, rental restrictions, financial statements, reserves, insurance, pending litigation and existing or proposed assessments. In Miami, investigate flood exposure, insurance availability and applicable building inspection and structural requirements before committing.

Permits: purchasing, renovating and renting

These are separate questions. Your attorney checks purchase eligibility; the local building department checks permits for proposed work; zoning and licensing authorities determine permitted rental use. Obtain address-specific confirmation of occupancy rules, rental duration, local registrations, business tax requirements and any state lodging license. Association approval does not replace government permission.

Airbnb and short-term rentals in Miami

Never assume a property may be rented nightly because it appears on a booking platform or is described as Airbnb-friendly. Check the exact city, zoning district, building rules, minimum lease length, rental caps and licensing. Florida DBPR licensing may apply to a vacation rental, alongside local rules and lodging taxes. Confirm the intended use before making an investment offer.

Evaluate an investment

Prepare a conservative operating budget using supported comparable rents. Deduct vacancy, taxes, insurance, HOA dues, maintenance, management, utilities you pay and reserves. Net operating income is before debt service and income tax; cash flow also reflects financing and other cash outlays. Compare returns using consistent assumptions and stress-test lower rents, vacancy, higher expenses, assessments and exchange-rate changes. Appreciation and rental returns are not guaranteed.

U.S. rental income and home-country reporting

A nonresident owner's U.S. rental income can involve withholding, tax filings and a choice of tax treatment. IRS guidance describes a general gross-income regime and an election that can permit treatment as effectively connected income. A cross-border CPA should assess eligibility, deductions, filing obligations, treaty effects and your home-country reporting. An ITIN is a tax identifier, not immigration permission.

Individual ownership, LLCs and succession

Choose the ownership structure with a U.S. attorney and cross-border tax adviser before signing. Compare liability, financing, annual costs, reporting, personal use, taxation and estate planning. An LLC does not automatically eliminate tax or disclosure obligations. U.S. real estate can create estate-tax exposure for nonresident noncitizens; the federal filing threshold can be much lower than buyers expect, and treaties may affect the outcome.

Selling later: FIRPTA and exit costs

Plan the exit before buying. FIRPTA generally involves withholding when a foreign person disposes of U.S. real property; exceptions, reduced rates and withholding certificates may apply. Withholding is not necessarily the final tax bill. Allow for brokerage terms, settlement expenses, loan payoff, applicable tax and timing for filing or refunds. Your closing agent and tax adviser should calculate the transaction-specific requirements.

Closing security and ongoing ownership

Verify wire instructions by calling your closing company on a number you independently confirmed. Do not rely on an email announcing changed bank details. After closing, arrange insurance, utilities, association registration, tax-payment monitoring and property oversight. Ask your closing professional which identification and reporting requirements apply at the time of your transaction, since rules and court orders can change.

How Get2Living helps

Tell us your country of residence, preferred location, budget, intended use, financing needs and timeline. Get2Living helps with Miami property searches, showings, offers and transaction coordination, plus available rental and Airbnb services. Legal eligibility, immigration strategy and tax planning require appropriately qualified professionals. Services and representation terms are agreed separately.