Resources · International & Canadian Buyers
Canadians are one of South Florida's largest groups of international buyers, and buyers come from across Latin America, Europe and beyond. The whole process is very doable from outside the U.S. Here's a straight-talking guide — plus working tools for your budget, your days in the sun, and what happens when you eventually sell.
Cross-border toolkit
What your home-currency budget buys in Miami.
Live mid-market reference rate. Banks and currency specialists quote their own rates — many buyers use a currency specialist rather than a retail bank counter, and plan the conversion in advance.
The IRS "substantial presence" formula: this year's days + ⅓ of last year's + ⅙ of the year before.
Tax-residency math only — immigration stay limits are separate, and owning a home doesn't extend either. Many snowbirds near the line ask a cross-border CPA about the closer-connection filing (Form 8840). Confirm your situation with a professional.
U.S. rules generally require the buyer to withhold part of a foreign seller's sale price at closing.
Standard statutory withholding tiers; exceptions and paperwork apply, and rules change. Confirm the current treatment with a cross-border CPA before selling.
The process
Paying for it
Two common paths. The right one depends on your goals, your rate outlook, and how you want to deploy capital.
No U.S. mortgage approval, faster closings, and a stronger negotiating position. Many international buyers use a currency specialist to convert funds at a favourable rate rather than a retail bank counter. Plan the conversion in advance.
Several lenders specialize in financing U.S. property for foreign nationals. Expect a larger down payment than you might at home and some extra documentation. Terms vary by lender, so get a written quote before you budget, and model your monthly cost with the mortgage calculator.
Know before you go
High-level orientation only. The details below change and depend on your situation. The whole point is to know which questions to ask your cross-border professionals.
Living here
Buying a home does not grant a visa, residency, or the right to stay, they're entirely separate. But several pathways exist, and an immigration attorney can tell you which, if any, fits.
Many nationalities can visit the U.S. without a visa, but visits are time-limited and don't confer status, and staying too long can trigger U.S. tax-residency tests. Owning property doesn't change that.
For nationals of treaty countries, investing in and actively running a U.S. business can support a temporary investor visa. Passive real estate on its own generally does not qualify, it needs to be an operating enterprise.
A substantial, job-creating investment can lead to a green card, sometimes through qualifying development projects. The thresholds and rules are significant and change over time.
Depending on your situation: a professional work status, an intracompany transfer, an employment-based green card, or family sponsorship. Each has its own criteria and timeline.
Why Miami
A few reasons so much international capital lands in South Florida, and why buyers keep coming back.
Working together
International buyer FAQ
Start here
Share a few details and I'll map out the process for your situation, and introduce you to the cross-border lenders, CPAs and attorneys who handle international clients every day. No pressure, no obligation.