Buying in Florida from Canada or another country
Foreign citizens can buy property in Florida, and the whole purchase can be done without flying in. Here is what is different for you, in plain terms. For tax and immigration questions, get advice from a professional in that field.
Buying remotely
Video tours of every property you are serious about, electronic signatures, a remote notary for the closing documents, and your funds wired to the title company's escrow account. Some buyers see the home in person for the first time after closing.
Before any wire, call the title company at a number you looked up yourself and confirm the account. Wire instructions sent by email are the most common fraud in real estate.
Paying for it
Cash is the simplest and the most common for foreign buyers. It also gives you the most room on timing.
Foreign national mortgages exist for buyers without U.S. credit. Expect a down payment of typically 30–40%, a higher rate than U.S. residents get, and more paperwork: bank statements, proof of income and reserves. Lenders who work with ITIN holders are another option if you have one. Condos also have to meet the lender's rules for the building.
Buying does not give you a visa
Owning a home in Florida does not give you a visa, a green card or the right to stay longer. Your time in the U.S. is set by your immigration status, not by property ownership. Investor visas are a separate process with their own rules; ask an immigration attorney.
Florida SB 264
A 2023 Florida law limits some purchases of real property by people domiciled in certain countries (China, Russia, Iran, North Korea, Cuba, Venezuela and Syria), mostly near military bases and critical infrastructure, with broader limits for people domiciled in China. Buyers sign an affidavit about it at closing. Parts of the law have been challenged in court.
If it might apply to you, check with a Florida real estate attorney before you sign a contract, not after.
When you sell later: FIRPTA
When a foreign owner sells U.S. property, the buyer generally withholds part of the price (usually 15%) and sends it to the IRS. It is credited against the tax you owe when you file, and in some cases it can be reduced in advance. Plan for it when you buy, not only when you sell.
For Canadians
- How long you can stay
- Canadian visitors are generally admitted for up to six months at a time, and the border officer decides on each entry. Owning a Florida home does not change that limit.
- Form 8840 and the 183-day count
- If you spend a lot of time in the U.S., you can meet the IRS substantial presence test, a weighted count of your days over three years. Many Canadian snowbirds file Form 8840 (Closer Connection Exception Statement) each year to show their closer ties to Canada. Whether you need it depends on your days and situation, so ask a cross-border tax advisor.
- Moving the money
- Your bank's exchange rate and a currency specialist's rate can differ by a noticeable amount on a home purchase. Compare before closing week, keep records of where the funds come from, and allow time for the transfer to clear before closing.
- Canadian guides
- Buying, owning and selling Florida property as a Canadian, step by step.
Calculators for international buyers
- CAD to USD buying powerTurn your Canadian dollars into a Florida price range after exchange, fees and closing costs.
- Substantial presence test (183 days)Count your weighted US days and see if the IRS would treat you as a US tax resident.
- FIRPTA withholdingHow much the buyer must hold back when a foreign owner sells US property: 0%, 10% or 15%.
More guides for foreign buyers
- How to Buy Property in Florida as a Foreigner
- Buying a Second Home in Florida
- Florida Closing Costs for Buyers
- Buying a House in Florida: Insurance Costs and What to Check
This page is general information, not legal, tax or immigration advice.
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