Who buys and where
- Buyer mix: tech-sector wealth diversifying into dollar real estate; investors in multifamily and development; families securing a US foothold.
- Direct Tel Aviv–Miami flights make oversight practical, many owners visit several times a year.
- Strong community infrastructure: Hebrew-speaking realtors, attorneys, and property managers across South Florida.
- Many buyers start with a single condo or rental and scale into multifamily once the structure is proven.
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 Israel
ILS→USD transfers run through Israeli banks or licensed currency providers; Israel has no exchange controls blocking the transfer, but large amounts need source documentation (tech salary, startup exit, property sale). Israeli banks’ FX spreads on large transfers are worth comparing against specialist providers. US lenders want funds seasoned in a US account 60+ days before closing, start the transfer well before your offer. Keep every confirmation: the source-of-funds trail must be complete.
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
Israel taxes residents on worldwide income. US rental income and capital gains need Israeli reporting with foreign tax credits under the treaty. The interaction, especially around Israeli reporting of US LLCs, is genuinely complex: get an Israeli-US tax advisor (yoetz mes) involved before structuring the purchase.
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, Aventura, Sunny Isles, Brickell, the core Israeli corridors.
- Fort Lauderdale, Broward value with strong rental demand.
- Hollywood, Our home market, condos and single-family near the beach.
FAQ
Can Israelis get US mortgages without US credit?
Yes, foreign national loans are designed for this: 25–30% down typical, passport + visa, documented reserves. No US credit history required.
Do I need to fly to Florida to close?
No, power of attorney plus remote/mail-away closings are standard. Many Israeli buyers never visit before closing (though we recommend seeing the property).
What is FIRPTA withholding?
15% of the gross sale price is withheld for foreign sellers; file a US tax return to compute actual tax and claim refunds.
How do I manage a rental from Tel Aviv?
Florida property managers handle leasing, maintenance, and collections; the time difference actually works, your manager’s morning is your afternoon.
Should I buy through an Israeli or US entity?
Most use a US LLC; the Israeli tax treatment of US LLCs is nuanced (transparent vs. opaque). Decide with both US and Israeli advisors.