Yes. There is no federal restriction on foreign nationals owning US real estate, and you need neither a visa nor a green card to buy. Florida remains the single most popular US destination for international buyers, drawing 20% of all foreign purchases in the year ending March 2026.
But there are three things that genuinely differ from a domestic purchase, and getting any of them wrong is expensive: Florida’s SB 264 restrictions on buyers from certain countries, FIRPTA withholding when you eventually sell, and the ownership structure you choose before you close.
This guide covers each one, plus financing, tax ID requirements, and how remote closings actually work.
A note before we start: this is educational, not legal or tax advice. Cross-border structuring is genuinely technical and the right answer depends on your country of citizenship, your tax residency, and your estate planning. Confirm your specific situation with a US tax adviser and a Florida attorney before you commit capital.
First, the Restriction That Actually Matters: Florida SB 264
Most guides skip this. Do not skip it.
Effective Jul 1, 2023, Florida Senate Bill 264 restricts real property purchases by “foreign principals” from seven countries of concern: China, Russia, Iran, North Korea, Cuba, Venezuela, and Syria. The law defines a foreign principal as a person domiciled in one of those countries who is not a US citizen or lawful permanent resident.
The law is not a general ban on foreign ownership. It is a targeted national-security statute, and it works in three tiers:
- Agricultural land — restricted for foreign principals from all listed countries.
- Property near military installations or critical infrastructure — restricted within 10 miles. Florida defines critical infrastructure broadly, including chemical manufacturing facilities, refineries, and electrical power plants.
- China specifically — the strictest tier. SB 264 prohibits certain persons domiciled in the PRC from acquiring any real property in the state, subject to narrow exceptions.
If you are a citizen of Canada, the UK, most of Europe, Latin America, India, or Israel, SB 264 does not apply to you and you can purchase normally. If you are domiciled in one of the seven listed countries, speak to a Florida real estate attorney before doing anything else.
Practically, buyer affidavits confirming non-foreign-principal status became a standard part of Florida closings from January 2024 onward. Expect to sign one.
Who Is Actually Buying Florida Right Now
Context for where you would be entering the market.
International buyers purchased 67,100 US existing homes worth $45.3 billion between April 2025 and March 2026 — down 14% by unit count and 19.1% by dollar volume year over year, and the second-lowest total since tracking began in 2009.
Florida led all destinations at 20% of foreign purchases, ahead of California at 19% and Texas at 12%. Canada led by unit count at 16%, Mexico followed at 14%, and China at 11% spent the most in dollar terms.
The median foreign-buyer purchase price was $465,000, against $413,600 for all existing-home buyers.
The pullback is worth reading correctly. Fewer competing international buyers in a market with more inventory is not a reason to stay out — it is closer to the opposite. The Orlando region in particular has shifted from frenzy to a more balanced market, which favors buyers who underwrite conservatively rather than those chasing appreciation.
FIRPTA: The Tax Rule That Bites on the Way Out
FIRPTA is the single most misunderstood item for international investors, largely because it does not affect you when you buy. It affects you when you sell.
The Foreign Investment in Real Property Tax Act requires that when a foreign person sells US real property, 15% of the gross sales price is withheld at closing and remitted to the IRS. That rate is expected to remain in effect through 2026.
Two points people consistently get wrong:
- It is withheld on the gross sales price, not on your profit. Sell a $400,000 property and $60,000 is withheld — even if your actual gain was far smaller, and even if you sold at a loss.
- It is not a tax. It is a prepayment against your eventual US tax liability. You file a US return, calculate what you actually owe, and claim the difference back.
The cash-flow problem is the timing. That capital sits with the IRS until your return is processed.
How to reduce the withholding
You can file IRS Form 8288-B before closing to apply for a withholding certificate, which reduces or eliminates the withholding when the actual tax owed is lower than 15% of gross proceeds. This has to be done in advance, not afterward.
Plan for FIRPTA at acquisition, not at disposition. It changes how you model your exit and how much of your proceeds are actually available on closing day.
Do You Need an ITIN?
Yes, in practice. If you do not have a US Social Security Number, you will need an Individual Taxpayer Identification Number to file the US tax returns that rental income requires — and to claim back FIRPTA withholding when you sell.
Rental income from US property is US-source income and is reportable regardless of where you live. Applying for the ITIN early avoids a scramble at your first tax filing.
Should You Buy in Your Own Name or Through an LLC?
This is the decision most worth getting professional advice on, because the tradeoffs run in different directions depending on your circumstances.
A US LLC is the common structure for international investors buying rental property. It provides liability separation between the asset and your personal wealth, simplifies holding multiple properties, and can make future transfers cleaner.
The considerations that vary by person:
- US estate tax exposure — non-resident aliens face a far lower US estate tax exemption than US citizens. This is the single biggest reason cross-border investors structure carefully, and it is highly specific to your situation.
- Tax treaty position — whether your country has an income tax treaty with the US affects how rental income and gains are treated.
- Financing — some lenders will lend to an LLC, others prefer individual borrowers. Confirm before you form the entity.
- Home-country treatment — how your own tax authority treats a US LLC varies significantly and can create mismatches.
There is no universally correct answer here. Get advice specific to your citizenship and residency before you close, because restructuring afterward triggers a transfer and can reset your Florida property tax assessment.
Financing as a Foreign National
Mortgage availability is narrower than for domestic buyers, but it exists.
Foreign national loan programs typically require a larger down payment than a domestic borrower would face, and underwriting relies on documentation from your home country rather than a US credit score. Expect to provide bank statements, proof of income, and reference letters from your existing financial institutions.
Many international buyers purchase in cash instead, which simplifies the transaction considerably and is common in Florida generally — the state leads the nation with roughly 40.7% of sales closing without financing, against about 27% nationally.
Whether financing improves your return depends entirely on the numbers. The free ROI calculator will run both scenarios, and the difference between cap rate and cash-on-cash return matters most precisely when leverage is involved.
Do You Have to Travel to Florida to Close?
No. Most foreign-buyer closings are handled remotely through a power of attorney granted to a US-based attorney or title company representative.
You will need documents notarized and, depending on your country, apostilled. Build extra time into your timeline for that step — it is routinely the thing that delays an otherwise straightforward remote closing.
The Part Nobody Mentions: Who Runs the Property
Buying is the easy half. The harder question is what happens on the ground for the next several years while you are eight time zones away.
Someone has to handle renovation oversight, tenant placement, maintenance calls, rent collection, lease renewals, insurance renewals, and property tax appeals. Assembling that team remotely, in a market you have never lived in, is where most international investors either lose money or lose patience.
This is the specific problem SafetyNet exists to solve. The DAM Method™ (Discover, Acquire, Manage) covers the full lifecycle — sourcing and underwriting the deal, coordinating renovation, placing the tenant, and managing the asset with monthly reporting — so the investor’s involvement stays limited to the decisions that actually require them.
SafetyNet has deployed over $30 million across Florida and works with investors from across the world who never set foot on the property. You can see how the team is structured or browse current investment opportunities.
A Realistic Checklist Before You Commit Capital
- Confirm SB 264 does not apply to you, based on your country of domicile.
- Speak to a US tax adviser about entity structure and estate tax exposure before closing, not after.
- Apply for an ITIN early.
- Decide cash versus financing, and model both.
- Model FIRPTA into your exit assumptions from day one.
- Underwrite the property tax bill on your purchase price, not the seller’s current assessment — Florida reassesses at just value the January after a sale.
- Confirm who manages the asset after closing, and what that costs.
If you want the Florida-side numbers on a specific deal before working through the cross-border details, start a conversation with the team.
Frequently Asked Questions
Can a foreigner buy investment property in Florida?
Yes. There is no federal restriction on foreign nationals owning US real estate, and no visa or green card is required. Florida is the top US destination for international buyers, accounting for 20% of all foreign purchases in the year ending March 2026. The main exception is Florida’s SB 264, which restricts purchases by persons domiciled in China, Russia, Iran, North Korea, Cuba, Venezuela, and Syria.
What is FIRPTA and how does it affect foreign investors?
FIRPTA requires that 15% of the gross sales price be withheld at closing when a foreign person sells US real property. It applies on sale, not purchase, and is withheld on the gross price rather than your profit. It is a prepayment against your US tax liability, not a tax itself, and can be reduced by filing IRS Form 8288-B before closing.
Do foreign buyers need a US bank account or credit score?
A US bank account makes rent collection and expense payment far simpler and is generally recommended. A US credit score is not required — foreign national loan programs underwrite using home-country documentation such as bank statements, proof of income, and institutional reference letters, typically with a larger down payment than domestic borrowers.
Should I buy Florida property in my own name or through an LLC?
Most international investors use a US LLC for liability separation and cleaner future transfers, but the right answer depends on your citizenship, tax residency, treaty position, and US estate tax exposure, which is significantly lower for non-resident aliens. This should be decided with a cross-border tax adviser before closing, since restructuring afterward can trigger a Florida property tax reassessment.
Can I buy Florida property without travelling to the US?
Yes. Most foreign-buyer closings are completed remotely using a power of attorney granted to a US-based attorney or title company representative. Documents will need notarization and, depending on your country, an apostille — build extra time into the schedule for that step.
Is Florida a good place for international investors to own rentals?
Florida combines strong rental demand, no state income tax on rental income, and landlord-friendly regulation, which is why it draws more foreign buyers than any other state. The practical constraint is management: owning remotely only works passively if there is a local operator handling renovation, tenant placement, and ongoing property management.
Sources
https://www.manhattanmiami.com/blog/miami/foreign-buyers-guide-miami