Country guide · Brazil
Yes. You can buy a Miami condo while living in Brazil, with no green card and without flying in to close.
What changes for a Brazilian resident is specific: the transfer pays IOF, foreign assets of US$1 million or more are reported to the Banco Central, Law 14,754 changed the math of buying through an offshore company, and Brazil has no U.S. treaty for either income tax or estate tax. Below: your budget in reais at today's PTAX, the estate tax few people explain, and the total cost.
PTAX for October 19, 2026 · MIAMI REALTORS, 2025 report
Your numbers
PTAX is the Banco Central do Brasil reference rate. Your bank or FX broker will charge its own rate plus IOF and fees, so treat PTAX as the reference, not the final price.
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. Talk to an international estate attorney before you sign, not after. 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.
Which IOF rate applies to a home purchase is not confirmed: the bank classifies the exchange transaction (3.5% under the general rule, 1.1% for investment abroad). Confirm with your bank before you close the exchange. 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 money
What changes for a Brazilian resident, in the order it happens.
Money for the purchase leaves through an exchange contract and pays IOF: 3.5% at the general rate or 1.1% when the transaction is classified as investment abroad.
Which one applies to a home purchase is not confirmed; ask your bank before you close the exchange.
If your assets abroad add up to US$1,000,000 or more, you report them to the Banco Central in the Brazilian Capital Abroad (CBE) declaration.
The condo counts.
The law taxes, every year at 15%, the profits of offshore companies controlled by Brazilian residents, and treats a trust as the property of the person who set it up.
That changes the math of the classic structure of holding the Miami condo through an offshore company: review it with your accountant before you choose how to buy.
EY, Brazil's new tax law affects individuals residing in Brazil (Law 14,754/2023)
As a Brazilian tax resident you report worldwide income, Miami rent included.
Brazil and the U.S. have no treaty to prevent double taxation, so how the U.S. tax is credited is for your accountant to work out.
PwC Worldwide Tax Summaries, Brazil: taxes on personal income · IRS · IRS Table 3
By default, whoever pays the rent withholds 30% of the gross for the IRS.
Many owners elect net-basis taxation (Form W-8ECI), which takes 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 and your accountant. These are the published rules as of October 2026. How they apply to you is for your bank, which closes the exchange, and a Brazilian accountant to decide.
Your status
The five U.S. facts that change your purchase, each with its official source. 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-140GWith no E-2 and no treaties, buying in Miami opens no visa path for someone who holds only Brazilian citizenship. If you also hold citizenship of an E-2 treaty country, there may be another route: ask an immigration attorney.
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
Among South Florida's main foreign-buyer groups, buyers from Brazil paid the second-highest median price in 2025: $777,400. Brazil had 7% of the region's foreign purchases and 9% in Miami-Dade.
These are numbers about purchases, not neighborhoods, and they say nothing about where to buy. The right building depends on budget, the HOA fee, rental rules 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 about an 8h30 flight, so nearly everything happens remotely. The time difference is computed live, with Miami's daylight-saving change built in.
I walk the condo live on video at a time that suits you: the unit, the common areas, the view and what the photos leave out.
The offer is backed by comparable sales. The deposit is wired to the title company's or attorney's escrow account, never to an individual.
Keep the exchange contract and statements: you will be asked for the source of funds. Closing the exchange early avoids a late closing.
You sign with remote notarization or a power of attorney; the deed is recorded with the county and title insurance protects the purchase.
Financing
U.S. lenders do finance buyers who live in Brazil, through foreign-national programs with their own rules.
That is what foreign-national lenders ask for today, depending on price and lender, with stricter rules for some nationalities. Get the offer in writing before you budget.
Documented income and reserves, a clear source of funds and, at some banks, the money already in a U.S. account. I can introduce you to lenders who work with buyers abroad.
Freddie Mac. Not a foreign-national quote.
Pre-construction
Brazil ranked #4 among international buyers of new construction in Miami (9%). Before you reserve a new project, know which part of your money is protected.
By statute, deposits up to 10% of the price stay in escrow. Anything you pay above that 10% can be used for construction if the contract allows it: read that clause before signing.
Each developer sets its own payment schedule during construction. Get it in writing and compare projects on PreDevHub.
FAQ
Question not here? Message me on WhatsApp.
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 reais at the day's PTAX, 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.
