Who buys and where
- Primary corridors: São Paulo and Rio de Janeiro money flows to Miami, Orlando, Fort Lauderdale, and Tampa, condos, single-family rentals, and pre-construction.
- Buyer mix: end-users seeking a Florida base plus pure investors chasing dollar rental yield and appreciation.
- Many buyers already visit Florida regularly, the purchase often starts as a vacation-home decision and becomes a portfolio.
- Portuguese-speaking transaction support matters: contracts, disclosures, and loan documents in English need careful review.
Financing without US credit
Foreign national loans are built for exactly this: 25–30% down is typical, with qualification on passport, visa status, and documented reserves instead of a US credit score. See foreign national loan requirements › Investors buying rentals can also use DSCR loans, which qualify on the property’s rental income.
ITIN
Most financed purchases and US tax filings require an Individual Taxpayer Identification Number. File Form W-7 with the IRS (passport required); many buyers complete it alongside the purchase with help from the title company or a CPA.
FIRPTA withholding on sale
When a foreign person sells US real property, the buyer must withhold 15% of the gross sale price and remit it to the IRS. This is a withholding, not the final tax. File a US tax return to compute the actual gain and claim any refund. Plan for it in your exit math from day one.
Moving money from Brazil
Brazilian residents move funds abroad through authorized foreign-exchange channels (operações de câmbio) via banks or licensed brokerages, with IOF tax applying to the exchange. Large transfers need documentation of source of funds, sale of Brazilian assets, business income, or savings. Start transfers early: US lenders want to see the funds seasoned in a US account, and exchange-rate timing on BRL/USD can move the effective price by several percent. Keep every comprovante, the paper trail protects you at both ends.
Remote closings & power of attorney
You do not need to be in the US to close. The standard structure: a US bank account for wires, a power of attorney authorizing your representative, and a mail-away/remote closing coordinated by the title company. Lenders and title companies handle foreign-buyer remote closings routinely.
Managing from abroad
A Florida property manager handles leasing, maintenance, rent collection, and bill payment; you oversee from monthly statements. Interview 2–3 managers, verify their foreign-owner experience, and confirm how they handle security deposits and tax documents (1099-MISC / 1042-S).
Tax overview
Brazil taxes worldwide income, so rental income and capital gains on US property generally must be reported in Brazil as well as the US, with foreign tax credits softening double taxation. Get a Brazilian accountant (contador) who understands both systems before you buy, not after.
Tax notes on this page are general information, not tax advice. Cross-border taxation is complex, consult a CPA or tax attorney licensed in the relevant jurisdictions before structuring your purchase.
Popular areas
- Miami, The default landing zone, Brickell, Edgewater, and Doral draw Brazilian buyers heavily.
- Orlando, Vacation-rental condos near the theme corridors; strong Brazilian visitor demand.
- Fort Lauderdale, Lower entry prices than Miami with the same South Florida fundamentals.
FAQ
Can Brazilians get a mortgage in the USA without US credit?
Yes, foreign national loans are built for this. Expect 25–30% down, passport + visa documentation, and qualification on reserves rather than a US credit score.
Do I need an ITIN?
For most financed purchases and for tax filings, yes. Apply with Form W-7; many buyers complete it alongside the purchase.
What is FIRPTA withholding when I sell?
The US withholds 15% of the gross sale price for foreign sellers. It is a withholding, not the final tax, file a US return to reconcile and claim any refund.
Can I close without flying to Florida?
Yes, with a power of attorney and a remote/mail-away closing coordinated by the title company, plus a US bank account for wires.
Should I buy in my name or an LLC?
Most Brazilian investors use a US LLC for liability and estate planning, discuss with a US attorney, since it interacts with FIRPTA and Brazilian reporting.