Buying Property in Miami & Florida From Brazil (2026)

If you live in Brazil and want a home, a vacation rental, or a safe dollar asset in Miami, you're joining one of Florida's biggest groups of international buyers.

This guide explains how Brazilians buy property in Miami and the rest of Florida, including how to get a U.S. mortgage with no U.S. credit history.

Check Your Florida Mortgage Eligibility as a Brazilian Buyer

You'll also see the documents to bring from Brazil, how pre-construction condos work, and the U.S. and Brazilian tax rules to plan for before you buy.

Can Brazilians Buy Property in Miami?

Yes. Brazilian citizens can buy a house, condo, villa, or investment property anywhere in Florida. You don't need U.S. citizenship, a green card, a U.S. address, or a Social Security number to own property here.

Florida's 2023 foreign ownership law (SB 264) limits purchases by buyers from a short list of countries, including China, Russia, Iran, North Korea, Cuba, Venezuela, and Syria. It does not apply to Brazil, so Brazilian buyers have the same ownership rights as U.S. buyers.

You can also finance the purchase. U.S. lenders offer foreign national mortgages built for buyers who earn their income outside the United States.

Why Brazilians Are Buying in Miami Now

Brazilians have bought in South Florida for decades, and interest jumped again in late 2026. On October 30, 2026, Barron's reported that Miami real estate agents saw a rise in inquiries from high-income Brazilians after Brazil's presidential election, as families looked to move part of their wealth into U.S. dollars.

The numbers show how big this group already is. Florida Realtors' 2026 international profile, covering August 2025 to July 2026, found:

The reasons Brazilian buyers give are consistent: a stable currency, legal protection for property owners, no Florida state income tax, direct flights to São Paulo and Rio, and a large Portuguese-speaking community in South Florida.

Where Brazilians Buy in Florida

Most Brazilian buyers choose one of three areas.

• Miami condos. Brickell, Edgewater, downtown Miami, Aventura, and Sunny Isles Beach offer high-rise living with amenities, and many buildings allow some rentals. Check each building's rental rules before you buy.
• Family homes near Miami. Doral and Weston are popular with Brazilian families who move to Florida full time, thanks to newer single-family homes and good schools.
• Orlando vacation homes. Kissimmee, Davenport, and the resort communities in Osceola and Polk counties are zoned for short-term rentals near the theme parks, which makes them a common choice for investors.

If you plan to rent the property, read our guide to short-term rental DSCR loans, which explains Florida's local rental rules and how lenders count Airbnb income.

How Brazilians Finance a Florida Home

Many international buyers pay cash, but you don't have to. A foreign national mortgage lets you keep more of your money working while the property pays for itself through rent or appreciation.

Lenders qualify you on your passport, your assets, and either your Brazilian income or the property's rental income. You don't need a U.S. credit score.

If the property will be a rental, a DSCR loan qualifies you on the rent instead of your personal income. You can test the numbers on any Florida property with our DSCR loan calculator.

See If You Qualify for a Florida Mortgage From Brazil

Documents to Bring From Brazil

Lenders ask for documents that show who you are, what you earn, and where your down payment comes from. Anything in Portuguese needs a certified English translation, so start early.

• Passport and CPF. A valid Brazilian passport and your CPF number. Some second-home programs also ask for your current U.S. visa.
• Income tax return. Your latest Declaração de Imposto de Renda (IRPF) with the Receita Federal receipt.
• Proof of income. Recent holerites if you're employed. If you own a business, a DECORE or a letter from your accountant (contador) confirming your pró-labore and distributions.
• Bank statements. Two to three months of statements, including the account that holds your down payment.
• Credit reference. A reference letter from your Brazilian bank or credit card issuer, or an international credit report.
• Proof of reserves. Statements showing 6 to 12 months of payments available after closing.
• Property documents. The latest statement for any mortgage you have in Brazil.

Buying a Pre-Construction Condo in Miami

Many Brazilian buyers prefer to buy "na planta," before the building is finished. You lock in today's price and pay in stages while the tower goes up.

Here's how it works in Florida:

1. You sign a contract and pay staged deposits. Miami developers commonly ask foreign buyers for 30%–50% of the price in deposits spread over construction milestones.
2. Your deposits are protected by Florida law. Under section 718.202 of the Florida Statutes, the developer must hold your deposits in escrow. Deposits above 10% of the price can be spent on construction only if your contract says so in bold, conspicuous language, so read that clause before you sign.
3. You finance the balance when the building is done. Most lenders don't lend during construction. When the building receives its certificate of occupancy, you close with a mortgage for the remaining balance, or pay cash.
4. The lender must approve the finished building. New towers often don't meet standard condo guidelines until enough units are sold, so they're financed with portfolio and non-QM programs. See our Florida condo loan guide for how lenders review a building.
5. The appraisal has to support your price. If the market softens during construction, the appraisal can come in below your contract price, and you cover the difference.

Talk to a lender before you sign a pre-construction contract, not when the building is finished. That way you know your closing loan is available and what down payment it needs. If the unit is in a building that runs like a hotel, read our guide to condotel loans, since those buildings have stricter financing.

Plan Your Pre-Construction Closing Loan as a Brazilian Buyer

Moving Your Money From Brazil

Plan the money transfer before you make an offer.

• Send funds through a licensed channel. Use your bank or a licensed câmbio broker, and keep every contract de câmbio. Lenders and title companies verify where your funds came from.
• Budget for exchange costs. Your remittance pays IOF and an exchange spread, so compare quotes before you send large amounts.
• Move funds early. Lenders want your down payment and reserves in a U.S. account, or fully documented in Brazil, well before closing. Last-minute transfers delay closings.
• Wire to the title company, not a person. Confirm wiring instructions by phone with the title company. Wire fraud targets international buyers.

Visas: Owning a Home Is Not the Same as Living Here

Owning Florida property does not give you the right to live in the U.S.

• Visiting. Brazil is not part of the Visa Waiver Program, so Brazilians need a B-1/B-2 visitor visa. Each entry allows a stay of up to six months, as set by the U.S. officer when you arrive.
• E-2 treaty investor visa. Brazil does not have an E-2 treaty with the U.S. Brazilians who also hold citizenship from a treaty country, such as Italy or Portugal, can apply using that passport. The E-2 requires investing in an active U.S. business; buying a home does not count.
• EB-5 investor green card. It requires an investment of at least $800,000 in a targeted employment area, or $1,050,000 elsewhere, in a U.S. business that creates at least 10 jobs.
• Other routes. Business owners with a U.S. branch can look at the L-1 visa, and many Brazilian professionals use the EB-2 National Interest Waiver.

Work with an immigration attorney who handles Brazilian clients. Once you have a green card and U.S. credit, you can use conventional loans with smaller down payments.

Taxes for Brazilian Owners of Florida Property

You'll deal with two tax systems, and the U.S. and Brazil have no income tax treaty. Plan both sides before you close.

In the United States

• Property tax. You pay the same Florida property tax as any owner who doesn't live in the home full time. The homestead exemption is only for permanent residents who make the home their primary residence.
• Rental income. By default, 30% of gross rent is withheld for U.S. federal tax. Most owners elect to be taxed on net rent after expenses by filing Form W-8ECI with their property manager and a Form 1040-NR each year, which usually lowers the bill a lot. You'll need an ITIN to file.
• Short-term rentals. Florida sales tax and local tourist development tax apply to stays of six months or less.
• Selling. Under FIRPTA, the buyer generally withholds 15% of the sale price. You file a U.S. return to pay the actual tax on your gain and get back any excess.
• Estate tax. Non-residents who own U.S. property directly are subject to U.S. estate tax on U.S. assets above $60,000, at rates up to 40%. There's no U.S.–Brazil estate tax treaty, so many Brazilian buyers decide on the ownership structure with a cross-border attorney before closing.

In Brazil

• Annual return. Report the property in the Bens e Direitos section of your IRPF at its cost in reais.
• Rental income. Pay monthly tax on rent through the carnê-leão. Your Brazilian accountant can apply credit for U.S. tax you paid on the same income.
• Central bank declaration. If your assets abroad total US$1 million or more on December 31, you also file the annual Declaração de Capitais Brasileiros no Exterior (CBE) with the Banco Central.

Owning in Your Name or Through a Company

Decide how you'll hold title before you sign a contract, because it affects your loan options, your taxes, and what happens to the property when you die.

Set this up with a Florida real estate attorney and a cross-border tax advisor who know both U.S. and Brazilian rules, and tell your lender before you make an offer.

Step-by-Step: Buying in Florida From Brazil

1. Talk to a lender first. Get pre-approved for a foreign national or DSCR loan so you know your budget and down payment.
2. Choose your area and property type. Decide between a Miami condo, a family home, or a vacation rental, and check rental rules early.
3. Hire an agent who works with international buyers. Look for the CIPS (Certified International Property Specialist) credential, and a Portuguese speaker if you prefer.
4. Set up the ownership structure. Decide with a cross-border attorney and accountant whether to buy in your own name, jointly, or through a company.
5. Move your funds. Send your down payment and reserves through your bank or câmbio broker and keep the paperwork.
6. Make an offer and inspect. Florida resale contracts include an inspection period; ask for a wind mitigation and four-point inspection, since they affect insurance costs.
7. Close remotely or in person. Sign in Florida, or sign a power of attorney at a U.S. consulate in Brazil and close from home.

Cash purchases typically close about 30 days after the contract is signed. Financed purchases usually take 45 to 60 days.

Next Steps for Brazilian Buyers

Brazilians buy in Florida every day, and most of the work happens before you make an offer: financing, documents, the money transfer, and the tax plan.

If you're an international buyer from another country, our Florida foreign buyer's guide covers the general rules, and we have dedicated guides for buyers from Canada and the UK.

Start Your Miami Purchase: Check Your Eligibility From Brazil