How to Buy a Condo in Miami as a Brazilian: A Step-by-Step Guide
Brazil consistently ranks among the top three source countries for foreign real estate investment in Miami — and for good reason. Miami offers Brazilian buyers proximity to the U.S., a familiar subtropical climate, a large Portuguese-speaking community, and one of the most liquid luxury real estate markets in the Americas. This guide walks through everything a Brazilian buyer needs to know before purchasing property in Miami.
Este guia também contém seções em português para facilitar a leitura. / This guide also includes Portuguese-language sections for ease of reference.
Can Brazilians Buy Real Estate in Miami?
Yes — and with fewer restrictions than many countries impose on foreign property buyers. The United States has no foreign ownership restrictions on residential real estate. Brazilian nationals can purchase condos, single-family homes, or investment properties in Miami without a U.S. visa, green card, or Social Security Number. The process is largely the same as for U.S. citizens, with a few key differences in financing and tax treatment.
Como Funciona a Compra de Imóvel em Miami / How the Purchase Process Works
The Miami purchase process typically follows these steps:
- Choose your agent — Work with a licensed Florida real estate agent who has experience with international buyers. This costs you nothing as a buyer; the seller pays the commission.
- Get pre-approved or establish proof of funds — If financing, obtain a pre-approval letter. If paying cash (common for Brazilian buyers), prepare a bank statement or letter from your financial institution.
- Search and make an offer — Your agent presents offers on your behalf. A typical contract includes a 10-day inspection period and financing contingency if applicable.
- Open escrow — A title company or real estate attorney holds your deposit (typically 10% of purchase price) in escrow during the closing process.
- Closing — Takes 30–60 days for financed purchases, 14–21 days for cash. You can sign documents remotely via power of attorney if you cannot be present.
Financing Options for Brazilian Buyers
Most Brazilian buyers purchase with cash, which simplifies the process significantly. However, financing is possible:
- Foreign National Loans: Several U.S. lenders offer mortgage programs specifically for non-resident foreigners. Typical terms: 30–40% down payment, interest rates 1–2% above U.S. resident rates, documentation of foreign income required.
- ITIN Loans: If you have a U.S. Individual Tax Identification Number (ITIN), more lenders will work with you. ITINs are available to non-residents who have U.S. tax filing obligations.
- Portfolio Lenders: Some private banks and wealth management firms offer portfolio loans to high-net-worth international clients — often with more flexible terms than conventional lenders.
Impostos para Compradores Brasileiros / Taxes for Brazilian Buyers
Understanding U.S. tax obligations is critical for Brazilian buyers. The key taxes to know:
FIRPTA (Foreign Investment in Real Property Tax Act)
When a foreign national sells U.S. real property, the buyer is required to withhold 15% of the gross sales price and remit it to the IRS as a prepayment of the seller’s capital gains tax. This applies to Brazilian sellers. If your actual tax liability is less than 15%, you can file for a refund after closing. Work with a U.S. CPA familiar with FIRPTA to plan accordingly.
Property Taxes
Florida property taxes are assessed annually. In Miami-Dade County, the effective rate is approximately 1.0%–2.2% of assessed value depending on the property type and location. Foreign owners do not qualify for the Homestead Exemption (which reduces assessed value for primary U.S. residents).
Rental Income Tax
If you rent your Miami property, rental income is subject to U.S. federal income tax. Foreign owners can elect to treat rental income as “effectively connected income,” which allows you to deduct expenses (depreciation, HOA fees, management fees) against your income — often resulting in little or no net U.S. tax owed in the early years.
Estate Tax Consideration
Non-resident aliens are subject to U.S. estate tax on U.S. situs assets (including real estate) above a very low exemption threshold ($60,000 for non-resident aliens vs. $13M+ for U.S. citizens). Many Brazilian buyers hold Miami real estate through a foreign corporation or LLC structure to mitigate estate tax exposure. Consult an international estate planning attorney before purchase.
Best Miami Neighborhoods for Brazilian Buyers
Based on the Brazilian buyers I’ve worked with, these neighborhoods consistently resonate:
Brickell — Best for Investment and Urban Lifestyle
Brickell is Miami’s financial district and the most popular neighborhood with Brazilian buyers. It offers walkability, luxury amenities, strong rental demand, and a large Latin American community. Buildings like Brickell Heights, SLS LUX, 1010 Brickell, and Icon Brickell are perennials on the list. Prices range from $500K for a 1-bedroom to $5M+ for premium units.
Edgewater — Best Value Near the Water
Edgewater sits just north of downtown with stunning Biscayne Bay views at prices that are 20–30% below Brickell for comparable square footage. Buildings like Paraiso Bay, Aria on the Bay, and Elysee have attracted significant Brazilian buyer interest. For buyers seeking bay views without the Brickell premium, this is the best alternative.
Miami Beach — Best for Lifestyle and Occasional Use
Brazilian buyers who visit Miami for lifestyle rather than as a primary residence often gravitate toward Miami Beach for the beach access, nightlife, and Art Basel energy. Mid-Beach properties (50th–79th Street corridor) offer the best balance of price and quality of life for buyers who plan to spend one to three months per year in Miami.
Typical Miami Real Estate Prices for Brazilian Buyers
| Property Type | Brickell | Edgewater | Miami Beach |
|---|---|---|---|
| Studio / Compact 1BR | $380K – $600K | $350K – $550K | $400K – $700K |
| 1BR (750–900 sf) | $550K – $900K | $500K – $800K | $550K – $950K |
| 2BR (1,100–1,400 sf) | $900K – $1.8M | $750K – $1.4M | $900K – $2M |
| 3BR+ / Luxury | $2M – $10M+ | $1.5M – $5M | $2M – $15M+ |
Frequently Asked Questions / Perguntas Frequentes
Preciso de visto americano para comprar imóvel em Miami? / Do I need a U.S. visa to buy?
No. You can purchase real estate in the U.S. without any visa status. However, to visit and manage your property, you will need to enter the U.S. legally (tourist visa or ESTA for eligible countries). Brazil is not currently part of the Visa Waiver Program, so Brazilian nationals typically need a B-1/B-2 tourist visa for visits.
Posso alugar meu imóvel quando não estou usando? / Can I rent my property when I’m not using it?
Yes — with important caveats. Short-term rentals (Airbnb) are heavily restricted or prohibited in most Miami condo buildings and require city permits where allowed. Long-term rentals (12+ months) are generally permitted by most buildings and are the most common strategy for Brazilian investors. Always check the building’s rules before purchasing if rental income is part of your plan.
How do I transfer money from Brazil to buy property in Miami?
International wire transfers for real estate purchases are standard. You’ll need to comply with Brazilian Central Bank (BACEN) regulations for outbound transfers. The amount must be declared to the Receita Federal (Brazilian IRS) as a capital export. Work with a Brazilian financial advisor or currency broker to structure the transfer efficiently — rates from currency specialists are typically 1–2% better than commercial bank rates.
Ready to Buy in Miami? Let’s Talk.
I work with Brazilian buyers regularly and speak the language — both literally and in terms of understanding what the Miami market looks like from a Brazilian perspective. Whether you’re ready to make an offer or just starting to research, I’m happy to answer your questions directly.