Florida Foreign National Loans

Florida is one of the most active foreign national real estate investment markets in the world. Miami and Fort Lauderdale attract capital from Latin America, Europe, and beyond. The combination of no state income tax, a stable U.S. dollar, and a large international community makes Florida investment real estate among the most liquid in the country for foreign buyers. Our team provides Florida foreign national loans using international documentation — no SSN required for most programs, with down payments typically 30-40%.

Popular Florida Markets for International Investment

Miami has been a destination for international investment capital because of its strong employment fundamentals, established international community, and liquid residential market. Orlando offers price points that are accessible to international buyers seeking value in U.S. real estate. International investors in Florida are drawn across a range of price tiers and property types depending on their home country, investment objectives, and financing situation.

No ITIN Programs vs. ITIN-Required Programs in Florida

Some foreign national loan programs in Florida require a U.S. Individual Taxpayer Identification Number (ITIN); others do not. Programs without ITIN requirements generally carry higher down payment thresholds and slightly different documentation requirements. Programs with ITIN requirements are often available at better pricing and with more flexibility on property type. Our team matches borrowers to the appropriate program based on their documentation availability and investment objectives.

Legal Ownership Structures for Foreign Buyers in Florida

International investors purchasing Florida real estate often use LLC or trust structures for ownership. U.S. LLCs owned by foreign nationals can qualify for investment property financing under most foreign national programs, though the documentation requirements extend to the entity structure and its ownership. Our team reviews the proposed ownership structure as part of the initial consultation to ensure it aligns with available loan programs before the purchase agreement is executed.

Building a Florida Portfolio as a Foreign National

Many international investors begin their Florida real estate journey with a single acquisition in Miami or Orlando and expand over time as U.S. credit history is established. DSCR programs become available once a borrower has established U.S. credit — often offering better terms than foreign national programs. Our team has worked with international investors at every stage of their U.S. real estate journey and can advise on how to structure the progression from initial acquisition to portfolio growth.

Frequently Asked Questions — Florida Foreign National Loans

Can a non-U.S. citizen buy investment property in Florida?

Yes. There are no federal or Florida state-level restrictions preventing non-U.S. citizens from purchasing real estate in most U.S. states. Foreign national mortgage programs exist specifically to provide financing for international buyers who lack U.S. credit history or a Social Security Number. Down payment requirements are higher than standard investment programs to account for the additional documentation complexity.

What is the minimum down payment for a foreign national loan in Florida?

Foreign national loans in Florida typically require down payments of 30% to 40% of the purchase price. The exact requirement depends on the specific loan program, the property type, and the borrower's financial documentation. Higher down payments generally produce better rates and more flexible documentation requirements.

Do I need a U.S. bank account to get a foreign national loan in Florida?

A U.S. bank account is not required to apply for a foreign national loan in Florida, though having one can simplify fund transfers for the down payment and closing costs. Foreign bank statements are accepted for income and asset documentation. Many buyers open a U.S. bank account during the process to facilitate the closing, but it is not a precondition for loan approval.

What is FIRPTA and how does it affect foreign buyers in Florida?

FIRPTA (the Foreign Investment in Real Property Tax Act) requires buyers to withhold a portion of the sale proceeds when a foreign person sells U.S. real property. This withholding obligation falls on the buyer at the time of sale — not at acquisition. Foreign buyers in Florida should consult a U.S. tax advisor before purchasing to understand their reporting obligations during ownership and the withholding process at eventual sale.

Can I use an LLC to purchase Florida investment property as a foreign national?

Yes. Many foreign national investors use U.S. LLCs to hold Florida investment properties for liability protection and estate planning purposes. Foreign-owned LLCs can qualify for investment property financing in most Florida programs. The LLC structure affects the documentation requirements — both the borrower's personal documentation and the entity's organizational documents are required.