Foreign National Loans in Florida
Florida is the #1 destination state for foreign-national real estate investors. Latin American, Caribbean, Canadian, and European buyers concentrate in Miami-Dade, Broward, Palm Beach, and Orlando. No state income tax, established legal frameworks for foreign ownership, and a deep Spanish/Portuguese-speaking broker network.
Top Florida markets for foreign national
- Miami / Brickell: Largest Latin American investor concentration in the US.
- Broward / Fort Lauderdale: Brazilian and Venezuelan investor activity.
- Orlando: European and Latin American investors targeting STR.
- Palm Beach: Higher-end Canadian and European second-home buyers.
- Naples: Canadian snowbird investor pool.
Florida quick facts
- •Top US foreign-national investor state
- •No state income tax
- •Bilingual broker pool
- •FIRPTA applies on sale
Active programs available in Florida
Bridge Loan for Investors
confirmed 5/9/2026Bridge loan program for rural properties up to 10 acres with loan amounts up to $10MM.
Foreign National Investment Loan
confirmed 5/9/2026Financing program for international investors purchasing U.S. real estate that does not require U.S. credit history or traditional U.S. income documentation.
Bridge Loan for Investors
confirmed 5/9/2026Bridge loan for multi-family and mixed-use properties with loan amounts up to $5MM.
Florida Foreign National FAQs
How do FL property taxes affect foreign-national DSCR?
Foreign-owned property does not get homestead exemption. Property tax runs full assessed rate (typically 1.0-1.4% in FL counties). Build full-rate taxes into the DSCR calc.
FL FIRPTA implications when selling?
FIRPTA requires 15% withholding on gross sale price when foreign-national sellers exit. Some structures (US LLC with US-domiciled members) can reduce exposure. Plan at acquisition.
Spanish/Portuguese broker support in FL?
Yes. Miami-Dade and Broward have deep Spanish/Portuguese-speaking broker pools experienced with foreign-national DSCR. Lender side similarly bilingual.
General foreign national questions
What documents does a foreign national need?
A valid passport, visa or visa-waiver evidence, two forms of ID, a foreign credit reference (or three letters of reference from international banks), and proof of funds for down payment plus reserves.
What’s the maximum LTV for a foreign national?
Most programs cap at 70–75% LTV on purchase and 65–70% on cash-out. The lower LTV vs. US-resident DSCR loans reflects the offshore funding profile.
How are reserves verified if my money is overseas?
Funds are usually wired to a US bank account 30–60 days before closing and seasoned in that account. A 30-day statement is acceptable at most lenders.
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