Country guide · Argentina
Yes. You can buy a Miami condo while living in Argentina, and since April 2025 you can buy the dollars at the official rate without the old currency controls.
What has not changed: there is no U.S. tax treaty to prevent double taxation, no estate-tax treaty either, the condo counts for Bienes Personales, and visiting still takes a visa. Below: the math in pesos at the BCRA official rate and at MEP, the U.S. estate tax few people explain, and what the condo costs to hold.
BCRA quote for October 19, 2026 · MIAMI REALTORS, 2025 report
Your numbers
The BCRA official quote comes first; the MEP dollar is shown separately and labeled unofficial. If you already hold dollars, type straight into the dollar box.
Type in either currency; the other updates at today's rate.
Fetching today's official rate…
Official or reference rate, with its source and date. Your bank or currency specialist quotes its own rate and fees: get them in writing before you wire. Rates By Exchange Rate API
What federal law would compute on a non-resident's U.S. assets: the rate table minus the credit, before deductions.
Illustration, not advice: before deductions, for a home held in your own name that makes up your whole U.S. estate. Ownership structure, debt and planning change the answer. Before you close, talk to an estate attorney who works on both sides. 26 U.S.C. 2001(c) · IRS · IRS 2026
Price, closing and the cost of moving the money; then what it costs each year. In both currencies.
No homestead: a non-resident can't claim that exemption, so don't go by the tax bill of an owner who lives in the home. After you buy, a non-homestead assessment can rise up to 10% a year. Fla. Admin. Code 12D-7.007; Fla. Stat. 193.1554
Your dollars
How money for Miami gets put together from Argentina, and what gets reported, under the published rules.
Since April 14, 2025, under BCRA Communication A 8226, the currency restrictions on individuals were lifted: you can buy dollars at the official rate through your bank.
KPMG Argentina, BCRA Comunicación A 8226 summary (April 2025)
As of February 2026 a rule (Communication A 8336) was still in place: buy dollars at the official rate and you cannot trade MEP or CCL for 90 days, and the reverse.
If you plan to combine both routes, ask your bank or broker whether the rule still stands.
The Miami condo and your accounts abroad count for Bienes Personales, Argentina's tax on worldwide assets, at 0.5% to 1% for tax year 2025, and falling in the coming years.
Argentina and the U.S. have no treaty to prevent double taxation, only a tax information exchange agreement (2016).
How U.S. tax on the rent is credited in Argentina is for your accountant to work out.
In the U.S., 30% of gross rent is withheld by default. Many owners elect to be taxed on net income (Form W-8ECI), which needs an ITIN and a return filed on time.
IRS Publication 519, U.S. Tax Guide for Aliens · IRS, Effectively Connected Income (ECI) · IRS, Individual Taxpayer Identification Number (ITIN)
Confirm with your bank, your broker and your accountant. Argentina's currency rules have changed a lot since 2025. This is what is published; before you move a peso, confirm it still applies.
Your status
What U.S. law says, item by item, with the source next to it. A summary of what is published, not an eligibility checker.
Buying a home gives no visa or residency. A personal residence is expressly excluded from EB-5.
8 CFR 204.6(e)A $1,050,000 investment, or $800,000 in a targeted employment area. The regional center program is authorized through September 30, 2027, and the amounts adjust for petitions filed from January 1, 2027.
USCISA $1,000,000 contribution plus a $15,000 fee per person (USCIS Form I-140G). It is not tied to real estate, and a federal lawsuit against the program is pending.
EO 14351 · USCIS I-140GThe E-2 is open to Argentine nationals through an 1854 treaty, but it requires investing in a working business; buying a condo to rent out is not enough. If Argentina rejoins the Visa Waiver Program, I will update this page.
This is a summary of the published status, not an assessment of whether you qualify. An immigration attorney can tell you which path, if any, fits your case.
The data
Argentina went from #1 in 2024 (18% of South Florida's foreign purchases) to #2 in 2025 (12%). Of the major Latin American countries, it has the highest all-cash share (60%), and 84% live outside the U.S.
These are numbers about purchases, not neighborhoods, and they say nothing about where to buy. The right building depends on budget, the HOA fee, whether rentals are allowed and the flood zone, the same for every buyer.
Sources: MIAMI REALTORS 2025 international report (August 2024 to July 2025) and its November 2025 new-construction report. MIAMI REALTORS, 2025 Profile of International Homebuyer Transactions (Aug 2024 to Jul 2025) · MIAMI REALTORS, Miami New Construction Global Sales Report, Nov 2025
From home
It is a 9-hour flight, so nearly everything happens remotely. The time difference is computed live, with Miami's daylight-saving change built in.
In Miami the deposit (the seña) never goes to the seller: it is wired to the title company's or attorney's escrow account and stays there until closing.
A title company or attorney runs the closing, and the deed is recorded with the county. Title insurance protects the purchase.
You will be asked to show the source of funds: statements and, if you bought the dollars in Argentina, the record of that transaction. Have them ready before you offer.
You sign with remote notarization or a power of attorney. Meanwhile I show you the condo and the building on video, at an hour that suits you.
Financing
60% of buyers from Argentina paid all cash in 2025. For the rest, foreign-national mortgages exist, with their own requirements.
That is what foreign-national lenders ask for today, depending on price and lender, and some apply stricter rules by nationality. Get the quote in writing.
Expect to document income, reserves and a clear source of funds; some banks want the money already on deposit in the U.S. I can introduce you to lenders who work with buyers abroad.
Freddie Mac. Not a foreign-national quote.
Pre-construction
Argentina ranked #3 among international buyers of new construction in Miami (11%). Before you reserve, know which part of your money is protected.
Florida law requires deposits up to 10% of the price to be held in escrow. Anything above that 10% can go into construction if the contract allows it, so read that clause before signing.
Each developer sets its own payment schedule during construction. Get it in writing and compare projects on PreDevHub.
FAQ
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Sources
Reviewed: October 20, 2026 · Next review: January 2027
Illustrations and the status of published rules, not legal, tax or immigration advice. Rules change. Talk to a cross-border attorney or CPA before you sign. How the numbers are made
Start here
Tell me your budget and what the condo is for. I will reply with three options, each with the HOA fee, property tax and total cost in pesos at the official and MEP rates, plus introductions to lenders, accountants and attorneys who work with buyers abroad.
Buy from home. I'll be your eyes here.Live video tours, a straight read on every building, and the cross-border lenders, CPAs and attorneys to get it done, on your time zone.
