Buying Property in the USA as a Foreigner: A Complete Guide for Italian, Brazilian, and Spanish-Speaking Buyers

Buying a home or condo in the United States from abroad can be straightforward with the right preparation. Foreign buyers can generally purchase U.S. real estate without U.S. citizenship or a green card. But financing, taxes, property rules, and Florida-specific restrictions deserve careful attention before you make an offer.

This guide covers key steps for Italian, Brazilian, and Spanish-speaking buyers considering South Florida: from Sunny Isles Beach and Miami Beach to Aventura, Brickell, Fort Lauderdale, Palm Beach, and Boca Raton.

Can foreigners buy property in Florida?

In general, yes. Foreign nationals can buy and own property in Florida without becoming U.S. residents. However, Florida has restrictions affecting certain buyers and properties. The rules can depend on a buyer’s domicile, ownership structure, property type, and location, not just the passport they hold.

Florida law defines certain governments, organizations, and people connected to countries of concern as “foreign principals.” The law includes restrictions on some property acquisitions, with separate provisions for certain Chinese buyers and property near military installations or critical infrastructure. The details and exceptions are specific, so have a Florida real-estate attorney review your situation and the property before you sign a contract. Review Florida Statutes, Chapter 692.

For buyers who are not covered by those restrictions, the usual purchase process still applies: make an offer, complete due diligence, meet contract deadlines, and close through a title or settlement company.

Choose how you will pay

Cash purchase

Cash can simplify a purchase because you won’t need mortgage approval. You will still need to document the source of funds and plan international transfers with your bank and closing agent. Ask about wiring instructions, transfer timing, fees, and exchange-rate exposure well before closing. Always verify wiring instructions directly with the settlement company using a trusted phone number.

Financing as a non-resident

Some U.S. lenders offer foreign-national mortgage programs. Requirements vary, but lenders may ask for a larger down payment than they would from a U.S.-based borrower. As a rough illustration, certain programs may require 25%–30% down or more; the actual amount, interest rate, reserves, and eligible property use depend on the lender and your circumstances.

Be ready to provide documents such as a passport, foreign bank statements, proof of income or assets, tax records, and evidence of funds for the down payment and closing costs. Ask the lender whether it accepts foreign income and what documents need certified translations. Get preapproved before you make an offer.

An ITIN is a U.S. tax-processing number for people who need a U.S. taxpayer identification number but are not eligible for a Social Security number. It is not a visa, immigration status, or automatic qualification for a mortgage. Lender rules vary: some programs may consider an ITIN, while others may require different documentation.

Understand taxes and the ITIN

Owning U.S. property does not mean every foreign buyer needs an ITIN immediately. You may need one for a valid U.S. tax purpose, such as filing a federal return or claiming credit for tax withheld. Ask a qualified U.S. tax professional when to apply and what documentation you need.

Property taxes are based on the property and local assessment, not on whether the owner is a U.S. citizen. Budget for county and municipal property taxes, insurance, condominium or homeowners’ association fees, and maintenance. Florida’s homestead exemption is generally intended for a qualifying permanent Florida residence; a vacation home or investment property typically won’t qualify just because you own it. Check eligibility and deadlines with the county property appraiser.

Rental income and a future sale can also create U.S. tax obligations. Rules depend on your ownership, use of the property, and tax situation. Before closing, consult a tax professional experienced in U.S. real estate and nonresident owners.

Know how FIRPTA may affect a future sale

FIRPTA, the Foreign Investment in Real Property Tax Act, usually becomes relevant when a foreign person sells a U.S. real-property interest. In many cases, the buyer or settlement agent must withhold tax from the amount realized and send it to the IRS. A commonly applicable withholding rate is 15%, but exceptions and reduced rates may apply. The amount withheld is generally a payment toward the seller’s eventual tax bill, not necessarily the final tax owed.

If you later sell, plan ahead with a tax professional and closing agent. The IRS explains the process in its guidance on FIRPTA withholding and reporting and paying tax on U.S. real property interests.

Check visas and remote-closing options

Owning a U.S. home does not grant a visa, residency, or permission to live in the United States. Immigration eligibility is separate from real-estate ownership. If you need guidance on visits or immigration status, speak with a qualified U.S. immigration attorney.

You may be able to complete a closing from abroad, but the process must be agreed upon in advance. Depending on the transaction, you may sign through an approved remote notarization process or appoint someone to act for you under a power of attorney. Your lender, title company, and condo association may have their own requirements. Have the closing agent and your attorney approve the documents and signing method before you rely on them.

Review the building, insurance, and flood risk

For a condo, look beyond the unit. Read the association’s declaration, bylaws, and rules. Confirm whether the association requires buyer approval, limits rentals, sets minimum lease terms, or has specific procedures for international owners. Ask for current financial information, meeting minutes, insurance details, pending assessments, and any relevant inspection or structural reports. Association rules can shape how you use the property and what it costs to own.

South Florida properties can also face flood and wind risks. Search the exact address using FEMA’s Flood Map Service Center, then discuss coverage with an insurance professional. Flood damage is generally not covered by a standard homeowners policy, and a lender may require flood insurance for a property in a designated high-risk flood area. For condos, review the association’s master policy and ask whether you need separate coverage for your unit or belongings.

A practical checklist before you make an offer

• Confirm with a Florida attorney whether any state restrictions apply to you or the property.
• Decide whether you plan to pay cash or use financing; get lender requirements in writing.
• Ask a U.S. tax professional about ITIN, rental-income, ownership-structure, and future-sale questions.
• Review the condo documents, rental rules, association finances, and approval process.
• Check flood risk, insurance availability, property taxes, and recurring fees.
• Confirm international transfer timing and document requirements with your bank and closing agent.
• Arrange remote signing or a power of attorney early, if needed.

Work with a multilingual local agent

Buying from abroad involves more than choosing a property. You need clear updates, local knowledge, and coordination with lenders, attorneys, title professionals, and associations. A multilingual agent can help you understand the search and transaction process in the language you’re most comfortable using.

Roberto Cultrera is fluent in Italian, Brazilian Portuguese, English, and Spanish and works with international buyers across South Florida. Learn more about his experience on the About page, explore homes and condos for sale, or read why foreign investors consider South Florida.

For legal, tax, immigration, insurance, and lending questions, work directly with qualified professionals. Roberto can help you understand the local market and coordinate your property search. Contact Roberto to get started.