Foreign National Loans in Miami, Florida
Miami is the foreign-national real estate capital of the United States. Latin American capital flows into Miami-Dade make this the deepest market in the country for non-US-resident investor financing. Brickell, Edgewater, and downtown Miami high-rises dominate; Coconut Grove, Coral Gables, and Aventura serve higher-end buyers. The local broker, attorney, and lender networks are deeply experienced with cross-border transactions and FIRPTA considerations.
Top Miami neighborhoods and submarkets
- Brickell: Densest foreign-national investor concentration; high-rise condo market dominates.
- Edgewater: Newer high-rise inventory; popular with Latin American buyers.
- Downtown Miami: Mixed-use core; active condo rental market.
- Aventura: High-end residential; significant Brazilian and Venezuelan investor activity.
- Coral Gables: Established luxury market; single-family and townhomes.
- Coconut Grove: Premium waterfront and historic-district inventory.
- Doral: Newer suburban development; rental investor activity.
Miami quick facts
- •#1 US foreign-national real estate market
- •Spanish/Portuguese broker pool deep
- •FIRPTA 15% withholding applies on sale
- •No state income tax
- •Property tax 1.0-1.4% effective rate
- •Documentary stamp tax 0.7% on note + 0.35% on deed
Active programs available in Miami
DSCR Loan for Investment Properties
confirmed 5/21/2026A DSCR loan program for foreign national investors on 1-4 unit investment properties, offering up to 75% LTV and credit scores starting at 680.
DSCR Loan for Investment Properties
confirmed 5/20/2026A DSCR loan program for foreign national investors on 1-4 unit investment properties, offering loan amounts up to $2 million and LTVs up to 75%.
DSCR Loan for Investment Properties
confirmed 5/14/2026A non-QM DSCR program for investors, including first-time investors, that allows for negative cash flow properties and offers flexible qualification options like asset utilization.
Fix & Flip Loan for Investors
confirmed 5/28/2026Flexible fix and flip financing for 1-4 family properties, including manufactured homes and rural properties, with no income or reserves required.
DSCR Loan for Investment Properties
confirmed 5/19/2026A flexible DSCR loan program for investment properties including SFRs and multi-family units up to 25 units, designed for both first-time and experienced investors without requiring traditional income documentation.
Foreign National Investment Loan
confirmed 5/20/2026A loan program for international buyers seeking U.S. real estate investment or second home opportunities without requiring a U.S. credit score.
DSCR Loan for Investment Properties
confirmed 5/15/2026DSCR-based financing for mixed-use (2-8 units) and residential (5-10 units) investment properties with loan amounts up to $3M.
Specialized Investor Loan Program
confirmed 5/10/2026A commercial ground-up construction loan for multi-family projects up to 10 units, designed for investors of all experience levels.
DSCR Loan for Investment Properties
confirmed 5/10/2026A flexible investment property loan program that allows for negative DSCR ratios, high leverage, and the use of asset depletion to qualify, with options for ITIN and foreign national borrowers.
Fix & Flip Loan for Investors
confirmed 5/28/2026Fix and flip financing for commercial projects with loan amounts up to $5MM, featuring options for light and heavy rehabs.
DSCR Loan for Investment Properties
confirmed 5/10/2026A flexible non-QM and DSCR program supporting ITIN borrowers, foreign nationals, and offering cash-out options for manufactured homes with no seasoning requirements.
DSCR Loan for Investment Properties
confirmed 5/16/2026DSCR loan program for investment properties with updated guidelines for blanket loans, portfolio appendices, and foreign national requirements.
Bridge Loan for Investors
confirmed 6/4/2026Bridge refinance program for 1-4 unit, multi-family, and mixed-use properties allowing cash out of the entire budget on day one.
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.
Miami Foreign National FAQs
Why is Miami the top US foreign-national market?
Combination of factors: established Latin American diaspora communities, direct flights from Latin American capitals, Spanish/Portuguese-speaking professional services (brokers, attorneys, lenders), no state income tax, and decades of established cross-border real estate transactions. Brickell's condo market specifically caters to non-US resident investors.
Brickell condotel and rental considerations?
Most Brickell high-rises are warrantable residential condos (not condotels). Many HOAs allow long-term rentals; STR (under 30 days) is widely restricted at the HOA level even when city law would permit. Read the project bylaws carefully before targeting STR strategy.
FIRPTA at sale - how does it work in Miami?
FIRPTA requires 15% withholding on the gross sale price when a foreign-national seller exits. The buyer (or buyer's closing agent) withholds and remits to IRS. Filings can claim back excess withholding via tax return, but the cash is locked up for months. Plan for this at acquisition - some entity structures reduce exposure.
Spanish-language broker and lender support?
Extensive. Most Miami-Dade lenders have Spanish-speaking originators and many handle Portuguese-language transactions for Brazilian buyers. The brokerage and legal community is bilingual by default.
Got a Miami foreign national scenario?
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