Every year, thousands of Latin Americans buy properties in Florida. Colombians, Venezuelans, Argentines, Brazilians, Mexicans. The list is long and the flow shows no signs of slowing.
The reason isn’t a single one. It’s several at once: Legal stability of the American market, dollar-denominated income that protects against currency risk, Orlando’s tourist market that guarantees rental demand, and in many cases the possibility of using the property when visiting.
What stops some people is the perceived complexity. “Can I buy as a foreigner?” “How does financing work?” “How do I handle taxes?” These questions have answers, and they’re more accessible than they seem.
Yes, without restrictions in most cases. Florida doesn’t limit property purchases by foreign citizens. The buying process is the same as for an American buyer in terms of contract, title, and registration.
The only relevant exception is the FIRPTA rule (Foreign Investment in Real Property Tax Act), which doesn’t prevent the purchase but establishes specific tax obligations on gains when the property is sold. It’s not an obstacle: it’s a filing that a CPA experienced with international transactions handles routinely.
Most legal advisors and accountants working with Latin American investors in Florida recommend purchasing through an LLC (Limited Liability Company) rather than in personal name.
The reasons are concrete:
Asset protection. If there’s an accident at the property resulting in a lawsuit, the LLC limits liability to the LLC’s assets, not the owner’s personal assets.
Tax efficiency. The LLC allows structuring rental income in a more efficient way for federal tax purposes.
Succession. In case of the owner’s death, interests in the LLC are easier to transfer than a property in personal name subject to probate.
Establishing an LLC in Florida is a simple process costing under $200 in fees and can be done in days. Annual registration is also low cost.
This is the area with the most difference from buying as an American resident.
This is the route many Latin American investors take because it eliminates all financing complications. Florida has no restrictions on the source of funds as long as they comply with standard anti-money-laundering regulations (documented origin, traceable bank transfer).
For properties in the $350,000-$600,000 range (the most common for 4-6 bedroom villas in Kissimmee or Davenport), cash purchase is feasible for the investor profile considering this market.
Several banks and lenders in Florida offer mortgage loans specifically designed for foreign buyers. Terms differ from conventional loans:
The most active lenders in this segment include international banks with Florida presence like BBVA and Citibank, and specialized foreign national loan lenders. A real estate agent experienced with international buyers can direct you to the most efficient lenders.
Income from renting the property is subject to American federal income tax. As a non-resident, the general rate is 30% on gross income, unless the owner opts to declare income as net income (revenues minus expenses), which generally results in a lower tax burden.
This is an area where working with a CPA certified in international taxation is essential. Deduction options (property depreciation, management fees, maintenance, mortgage interest if applicable) can significantly reduce the taxable base.
When the property is sold, the buyer is legally required to withhold 15% of the sale price as an advance on the foreign seller’s capital gains tax. This amount is credited against actual tax when the return is filed, and if the tax is less than the withholding, a refund is generated.
This is a point many investors don’t learn until it’s too late: US-based assets of non-US-domiciled persons are subject to American federal estate tax on value exceeding $60,000. The rate can be high.
The most common solution is structuring the property so succession interests pass through the LLC or through a foreign holding structure. An estate planning attorney with international asset experience should review this before purchase.
Florida has no state income tax, which is a significant advantage over states like California or New York.
The typical process for a foreign buyer purchasing a vacation property in Orlando:
1. Define budget and zone. Kissimmee, Davenport, ChampionsGate, Reunion. Each zone has a different price profile and performance potential.
2. Work with a real estate agent experienced with international buyers. Not all agents have the structure to handle additional documentation and international banking coordination.
3. Identify the property and make an offer. The purchase contract is standard in Florida. There’s no difference between domestic and international buyers.
4. Due diligence. Property inspection (typically 10-15 days), title review, HOA status verification.
5. Closing. In Florida, closing happens through a title company. The foreign buyer doesn’t need to be physically present and can sign notarized documents in their home country and send them.
6. Property registration. The title company registers the property in the buyer’s (or LLC’s) name with the relevant county.
Total time from accepted offer to closing is typically 30-45 days.
For a well-managed 5-bedroom villa in Kissimmee or Davenport, acquired in the $450,000-$550,000 range:
These are indicative ranges. The most important variables for actual performance are management quality, property condition and amenities, and location within the community.
Can I get an American visa by buying property in Florida?
Not directly. Property purchase doesn’t grant a visa or residency. Investor visas (EB-5 or E-2) have different and more complex requirements.
How do I transfer money to the US for the purchase?
Through international bank wire to the title company’s account. Funds must be documented at origin. Your local bank can advise on the procedure.
Do I need to open a US bank account?
For managing rental income it’s recommended, though not strictly required initially. Some US banks open accounts for non-residents with additional documentation.
Can I use the property myself when I visit Orlando?
Yes. You can reserve the villa for personal use during the periods you choose, with agreement from the management company.
Contact Top Stay to learn about available investment opportunities in the portfolio. topstayorlando.com
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