Country guide · Mexico
Yes. You can buy a Miami condo while living in Mexico, finished or pre-construction, and close without flying in.
Mexico has two advantages most of the region lacks: an income-tax treaty with the U.S. since 1994 and the E-2 investor visa. What it lacks is an estate-tax treaty, and that is the tax that surprises people most. Below: your budget in pesos, Florida's pre-construction deposit rules and the total cost.
ECB rate for October 19, 2026 · MIAMI REALTORS, 2025 report
Your numbers
We use the European Central Bank reference rate for the peso; Banxico's FIX or your bank's rate may differ. Treat it as a reference.
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. The income-tax treaty does not cover this tax: talk to a cross-border estate attorney before you sign. 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
Pre-construction
Mexico ranked #2 among international buyers of new construction in Miami (20%). Before you reserve a pre-construction unit, know which part of your money is protected.
By statute, deposits up to 10% of the price are kept in escrow. Anything above that 10% can be used for construction if the contract allows it, so check that clause before you sign.
Each developer sets its own payment schedule during construction. Get it in writing and compare projects on PreDevHub, which tracks Miami's pre-construction pipeline.
Your status
Five U.S. facts, each with its 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 an income-tax treaty in force since December 28, 1993, avoiding double tax on rental income is a concrete conversation with your accountant, not a hope. But the treaty does not cover estate tax, and the E-2 requires investing in an operating business: renting out a condo is not enough.
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.
Your money
Mexico has no currency controls, but a few rules are worth knowing before you put the down payment together.
You can convert pesos to dollars and send them abroad without a currency-control regime in the way.
The real cost is your bank's exchange rate and fees: get them in writing.
U.S. Department of State, 2026 Investment Climate Statements
Mexican banks cap individuals' U.S.-dollar cash deposits at about $4,000 a month.
For the deposit and the closing, the route is a bank wire.
U.S. Department of State, 2026 Investment Climate Statements
The U.S.-Mexico treaty has been in force since December 28, 1993 and applies from January 1, 1994.
If you rent the condo out, it sets clear rules so the same income is not taxed twice; your accountant applies them on your Mexican return.
As a Mexican tax resident you report worldwide income, including the rent from the Miami condo.
PwC Worldwide Tax Summaries, Mexico: taxes on personal income
By default 30% of gross rent is withheld. Many owners elect net-basis taxation instead (Form W-8ECI), with 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 and your Mexican accountant to decide.
Financing
Some U.S. lenders do lend to buyers who live in Mexico, through foreign-national programs.
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.
Provable 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.
The data
They paid the highest median price of any foreign buyers in South Florida in 2025: $934,000. Across the U.S., Mexico is the #2 buyer country (14% per NAR), but only 8% of those buyers chose Florida.
These are numbers about purchases, not neighborhoods, and they say nothing about where to buy. The right building depends on your 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 · NAR, 2026 International Transactions in U.S. Residential Real Estate
From home
The flight is short, but nearly everything gets done remotely. The time difference is computed live: Mexico no longer changes its clocks and Miami does.
First, decide whether a pre-construction project or a finished condo fits. I show you both on video and send the numbers for each.
The reservation or deposit is wired to the developer's, title company's or attorney's escrow account, never to a person.
With the cap on dollar cash deposits, the money travels by wire from your bank. Keep the receipts: you will be asked for the source of funds.
A title company or attorney runs the closing; you sign with remote notarization or a power of attorney, and the deed is recorded with the county.
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, 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.
