Country guide · Colombia
Yes. You can buy a Miami condo while living in Colombia, with no U.S. residency and without flying in to close.
What changes is specific: Colombia has no income-tax or estate-tax treaty with the U.S., the E-2 investor visa is open to Colombian nationals, and money leaving a Colombian account has to go through the regulated exchange market. Below: your budget in pesos at today's TRM, the estate tax most buyers never hear about, and the full cost to buy and hold.
TRM for October 20, 2026 · MIAMI REALTORS, 2025 report
Your numbers
The TRM is Colombia's official rate, certified daily by the Superintendencia Financiera. Your bank or exchange house will quote its own rate, so treat the TRM 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 a cross-border 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.
The 4x1000 (GMF, 0.4%) is charged on withdrawals and transfers out of Colombian accounts. There are exemptions and a bill to phase it out, so confirm with your bank what it will charge. 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 your bank and the DIAN will ask for, in the order it happens.
If the money leaves a Colombian account, the transfer is channeled through a regulated exchange intermediary, usually your bank, with an exchange declaration.
If the dollars are already in an account abroad, that channeling does not apply. Under chapter 7 of Banco de la República circular DCIP-83, the purchase itself needs no separate registration with the central bank.
Colombia's financial transactions levy takes 0.4% of withdrawals and transfers from Colombian accounts.
On 2 billion pesos, that is 8,000,000 pesos. Exemptions exist and a phase-out bill is pending, so ask your bank before you wire.
If your assets abroad exceed 2,000 UVT, you file the annual foreign-assets return (Form 160).
The Miami condo and your dollar accounts count.
As a Colombian tax resident you are taxed on worldwide income, so Miami rent is reported in Colombia too.
With no income-tax treaty, avoiding double tax depends on the credit Colombian law gives for tax paid abroad. That is your accountant's call.
PwC Worldwide Tax Summaries, Colombia: taxes on personal income · IRS · IRS Table 3
By default, whoever pays you rent withholds 30% of the gross rent for the IRS.
Many owners elect to be taxed on net income instead (Form W-8ECI), which takes an ITIN and a U.S. 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 decided by your bank, as the exchange intermediary, and a Colombian accountant.
Your status
The five U.S. facts that change your purchase, each with its official source. This is 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-140GFor a Colombian national, the E-2 is real, but it requires investing in a business that operates; a rented-out condo does not support it. If the plan is to rent the unit, the conversation that matters is tax, not visas.
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.
From home
The time difference is computed live from the official time zones, so Miami's daylight-saving change is already in it.
I walk the unit live on video at a time that works in Colombia: the condo, 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 a person.
Passport, statements that show where the money comes from and, if it leaves Colombia, the record of the exchange transaction. Having them ready from day one avoids delays.
You sign with remote notarization or a power of attorney; most buyers abroad never fly in to close. Title insurance protects the purchase.
The data
Colombia was the #1 country among South Florida's foreign buyers in 2025, and its dollar volume across Florida went from $307 million to $925 million in one year.
These numbers describe purchases, not places, and say nothing about where to buy. The right building depends on your budget, whether you will rent it (each building sets its own rules), the flood zone and the building's age, exactly as for any other 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 · Florida REALTORS, 2025 Profile of International Residential Transactions in Florida
Pre-construction
Colombia ranked #1 among international buyers of new construction in Miami. Before you sign a reservation, know which part of your money is protected.
By statute, deposits up to 10% of the price sit in escrow. Anything you pay above that 10% can be spent on construction if the contract allows it: read that clause before you sign.
Paying in stages during construction is normal on a new project, but each developer sets its own percentages and dates. Get them in writing and compare projects side by side on PreDevHub.
Financing
U.S. lenders do lend to buyers who live in Colombia, through foreign-national programs that ask for more than a local mortgage.
That is what foreign-national lenders ask for today, depending on price and lender, with stricter rules for some nationalities. Get a written quote before you budget.
Documented income and reserves, funds with a clear source and, at some banks, the money already sitting in a U.S. account. I can introduce you to lenders who work with buyers abroad.
Freddie Mac. Not a foreign-national quote.
FAQ
Question not here? Message me on WhatsApp; it works the same from Colombia.
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 day's TRM, 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.
