Complete Guide to Relocating to Florida

In general, foreign nationals can purchase real estate in Florida without U.S. citizenship or residency. Florida has held the top position among U.S. states for international home purchases for at least 15 consecutive years, capturing 21% of all foreign buyer activity nationwide, drawing buyers from across the globe at every price point and in every region of the state. You do not need a visa or green card to own property. However, there is an important legal restriction. Since July 1, 2023, Florida's Senate Bill 264 (SB 264) restricts real estate purchases by nationals from seven "countries of concern": Russia, China, Iran, North Korea, Cuba, Venezuela (Maduro regime), and Syria. Specifically: • Nationals from all seven countries (who are not U.S. citizens or permanent residents) are prohibited from purchasing agricultural land or any real property within 10 miles of military installations or critical infrastructure (airports, seaports, power plants). • Chinese nationals face the strictest restrictions — the law bars individuals who are not U.S. citizens or permanent residents and whose "domicile" is in China from purchasing property in Florida. The sole exception is extremely narrow: those with non-tourist visas or who have been granted asylum may purchase one residential property under two acres that is not within five miles of any military installation. • Russian and other restricted nationals may still purchase residential and commercial property outside the restricted zones, but must sign a mandatory affidavit (Affidavit of Compliance with SB 264) at closing. • Violations can result in civil forfeiture of the property and criminal penalties. Important legal update: On November 4, 2025, the U.S. Court of Appeals for the Eleventh Circuit upheld the constitutionality of SB 264, which restricts ownership of or investment in Florida real estate by individuals "domiciled" in China and, to a lesser extent, in Russia, North Korea, Iran, Cuba, Venezuela, and Syria. The law is fully in effect as of March 2026. A foreign national living in China or one of the other countries of concern will generally be ineligible to purchase real estate in Florida. If you are a national of any of these seven countries, consult a qualified real estate attorney before making any purchase. For nationals of all other countries, the process is straightforward: find a property, make an offer, close the deal. Cash purchases typically close in 15–30 days. If you are financing, expect 45–60 days.

If you plan to live in the United States — not just own property — you will need an appropriate visa. Here are the most relevant options: EB-5 Investor Visa The EB-5 program provides a direct path to U.S. permanent residency (green card) through capital investment. As of 2026, the minimum investment is $800,000 for projects in Targeted Employment Areas (TEA) or $1,050,000 for non-TEA areas. You must invest in a new commercial enterprise that creates at least 10 full-time jobs for U.S. workers. Processing time is typically 2–5 years for conditional permanent residency. The EB-5 Regional Center Program is currently authorized through September 30, 2027. Important note: In September 2025, President Trump signed an executive order establishing the "Trump Gold Card" program, which officially launched in December 2025 as an alternative pathway to U.S. permanent residency. The Gold Card requires a $1 million payment to the U.S. government (plus a $15,000 DHS processing fee) and provides expedited green card processing. Both the Gold Card and the EB-5 program remain operational — consult an immigration attorney to determine which pathway suits your situation. E-2 Treaty Investor Visa Available to nationals of countries that have a treaty of commerce with the U.S. (including many European countries, but not Russia or Brazil). Requires a "substantial" investment in a U.S. business — typically $100,000 or more. Does not lead directly to a green card but can be renewed indefinitely. Processing time is typically 2–4 months. L-1 Intracompany Transfer For executives or managers transferring from a foreign office to a U.S. branch of the same company. Valid for up to 7 years. Can lead to a green card through the EB-1C category. B-1/B-2 Visitor Visa Allows you to visit the U.S. for up to 6 months for business or tourism — including viewing properties and closing real estate transactions. Does not allow you to live or work in the U.S. permanently. Recommendation: Always consult a licensed immigration attorney before making investment decisions based on visa eligibility. Immigration law changes frequently.

An Individual Taxpayer Identification Number (ITIN) is essential for foreign property owners in the U.S. You will need it to: • File U.S. tax returns on rental income • Apply for a mortgage as a foreign national • Complete real estate transactions • Claim refunds on FIRPTA withholding when selling How to Get an ITIN: • Complete IRS Form W-7 • Submit through a Certifying Acceptance Agent (CAA) or mail directly to the IRS Austin Service Center • Processing time: 7–11 weeks • You will need your passport (original or certified copy from the issuing authority) • Your real estate agent can connect you with an experienced CAA in your area

Annual Property Taxes Florida's effective property tax rate is approximately 0.75% statewide, which is lower than the national average of around 0.89%. However, rates vary meaningfully by county and municipality — coastal counties with higher property values and more services generally carry higher effective bills than rural inland counties. As a general guideline, budget approximately 1.0%–2.0% of the assessed value annually depending on your county and property type. Florida offers a Homestead Exemption for primary residences that reduces the assessed value of the property by up to $50,000, providing meaningful annual tax savings. This exemption only applies if you are a Florida resident and the property is your primary home. It also activates the Save Our Homes cap, which limits annual increases in your assessed value to 3% or the rate of inflation (whichever is lower), protecting you from runaway tax increases in a rising market. Your real estate agent can connect you with a local CPA who can give you an accurate tax estimate for the specific county and property you are considering. FIRPTA (Foreign Investment in Real Property Tax Act) When a foreign owner sells U.S. real estate, the buyer is required to withhold 15% of the gross sale price and remit it to the IRS. This is not an additional tax — it is a prepayment toward your actual tax liability. If your actual capital gains tax is less than 15%, you can file a U.S. tax return and claim a refund for the difference. Withholding can be reduced or eliminated in certain situations — for example, properties sold for under $300,000 that will be used as the buyer's primary residence may qualify for exemption. You will need an ITIN to file for any refund. A qualified CPA specializing in international real estate can help you minimize your tax obligations legally. No State Income Tax Florida has no state income tax. This is one of the biggest financial advantages of owning property here compared to states like New York or California. You will still owe federal income tax on any rental income or capital gains.

Foreign nationals can obtain mortgage financing in Florida, though terms differ from those available to U.S. residents: • Down payment: Typically 25–35% for foreign nationals (compared to 3–20% for U.S. residents) • Interest rates: Generally 1–2% higher than standard U.S. rates • Documentation required: Passport, proof of income, bank statements (typically 2 years), reference letter from your home bank • ITIN: Most lenders require an ITIN, though some portfolio lenders work with passport-only borrowers • Credit history: U.S. credit history is not required. Lenders use "alternative credit" — bank statements, payment history, reference letters • Loan terms: 15–30 year fixed or adjustable rate mortgages available Approximately 47% of international buyers in Florida pay all cash, compared with 28% of all U.S. existing homebuyers — cash purchases remain especially common among foreign investors and typically close faster and with fewer contingencies.

You can open a U.S. bank account as a foreign national. Major banks in Florida that serve international clients include: • Wells Fargo, Chase, Bank of America: Accept foreign nationals with passport + secondary ID. Some branches require a U.S. address or ITIN. • Citibank: Particularly friendly to international clients, especially those with existing Citi accounts abroad • International banks with Florida presence: HSBC, Santander, Itaú (Brazilian clients), Sabadell What You Need: • Valid passport • Secondary ID (driver's license from your home country, national ID card) • Proof of U.S. address (rental agreement, utility bill, or your property closing documents) • Initial deposit (typically $25–$100) • Some banks accept ITIN; others require an SSN or will open a limited account Tip for international buyers: Open your U.S. bank account before closing on a property. International wire transfers to a title company can take 3–5 business days, and having a U.S. account simplifies the process considerably.

One of Florida's key advantages for international buyers is its range of markets — from world-class luxury coastal destinations to highly affordable mid-sized cities, all within the same state with the same tax advantages. Florida's overall cost of living sits only slightly above the national average — approximately 1.4% higher statewide. However, this figure masks enormous regional variation: South Florida and coastal luxury markets sit well above the national average, while cities like Jacksonville, Orlando, and Tallahassee are at or below it. Housing Florida's real estate market offers a wide spectrum depending on location: • Miami (South Florida): Median home price approximately $716,000 — a global luxury market competing with international money • Naples / Southwest Florida: Median home price approximately $600,000, with significant waterfront and luxury inventory • Tampa / St. Petersburg: Median home price approximately $370,000 — strong fundamentals with more accessible entry points • Orlando / Central Florida: Median home price approximately $369,000 — excellent value for families and investors • Jacksonville / Northeast Florida: Median home price approximately $369,000 — one of the most affordable large metros in the state • Tallahassee: Median home price approximately $302,000 — the most affordable of Florida's major cities The statewide median home price was approximately $420,000 as of late 2025. Rental prices reflect the same regional diversity. Statewide, the average rent sits around $1,700–$2,500 per month depending on the source and property type. One-bedroom apartments range from approximately $1,365/month in Jacksonville to $1,740–$1,820 in Orlando and Tampa, to $2,700+ in Miami. Utilities • Electricity: $150–$225/month (higher in summer due to air conditioning) • Water: $30–$55/month • Internet: $50–$80/month Food • Groceries (single person): $450–$500/month • Dining out (mid-range restaurant, 2 people): $80–$120 depending on city Transportation Florida is a car-dependent state in most areas. Budget for: • Car insurance: Florida has above-average auto insurance rates — typically $200–$350/month depending on your record, vehicle, and county • Gas: approximately $3.30–$3.50/gallon • Public transit monthly passes where available: $65–$112/month Total Monthly Budget Estimates (Single Person) • Budget-conscious (Jacksonville, Orlando interior, Tallahassee): $2,800–$3,500/month • Mid-range (Tampa, Orlando, Fort Lauderdale): $4,500–$5,500/month • Luxury coastal markets (Miami, Naples, Palm Beach): $7,000–$10,000+/month

Florida offers strong educational options for international families at every level, and quality varies considerably by county and district — a key factor when choosing where to buy. Public Schools Florida's public school system is one of the largest in the country. School is free for all residents regardless of immigration status. School quality varies significantly by location — your real estate agent can help you identify which neighborhoods fall within the highest-rated school districts in any given area. Each county has its own school district, and districts like those in Sarasota, Collier (Naples), St. Johns (Jacksonville area), and parts of the Tampa Bay region consistently rank among Florida's best. Private and International Schools Florida has a robust network of private schools offering International Baccalaureate (IB), bilingual, religious, and college-preparatory programs across the state. Major metro areas — including Miami, Tampa, Orlando, Fort Lauderdale, Naples, and Jacksonville — all have established private school options. Tuition typically ranges from $15,000 to $45,000+ per year depending on the school and grade level. Many schools have waiting lists, so apply well in advance of your planned move. Universities Florida has a strong network of public and private universities: • University of Florida (Gainesville) — flagship public research university, consistently top-ranked nationally • University of Miami (Coral Gables) — top private research university • Florida State University (Tallahassee) — major public university • University of South Florida (Tampa) — large public research university • Florida International University (Miami) — large public university with strong international programs • University of Central Florida (Orlando) — one of the largest universities in the U.S. • Florida Gulf Coast University (Fort Myers/Naples area) — strong regional institution

The U.S. does not have universal healthcare. Health insurance is essential for all residents. Options for New Arrivals • Private health insurance: Plans available through the Health Insurance Marketplace (healthcare.gov) during open enrollment, or through private brokers year-round • International health insurance: Companies like Cigna Global, Allianz, and GeoBlue offer plans for expats and international residents • Employer-sponsored insurance: If you are employed in the U.S., your employer may offer health insurance Healthcare Quality in Florida Florida has world-class medical facilities throughout the state, including major academic medical centers in Miami, Tampa, Orlando, and Jacksonville, as well as highly rated regional systems serving communities like Naples, Sarasota, and the Space Coast. For planned surgical procedures, specialist care, and emergency services, Florida's major metropolitan areas offer internationally competitive standards of care. Healthcare costs vary by coverage type and location. The average monthly premium for a Silver health insurance plan in 2025 is approximately $621. Budget carefully for health insurance — it is one of the most significant ongoing expenses for newcomers to the U.S.

Driving Florida is a car-dependent state in most areas outside of downtown cores. If you are visiting on a tourist visa (B-1/B-2), you can drive with a valid international driver's license during your stay. However, if you are relocating and establishing Florida residency (purchasing a primary home, enrolling children in school, or starting employment), Florida law requires you to obtain a Florida driver's license within 30 days. A Florida driver's license can be obtained at any Florida Department of Highway Safety and Motor Vehicles (FLHSMV) office with your passport, proof of Florida residency, and Social Security number or letter of ineligibility. Public Transit Transit options vary significantly by city: • Miami: Metrorail, Metrobus, and the free Metromover in Downtown/Brickell • Tampa / Orlando / Jacksonville: Bus networks with limited coverage; these cities are primarily car-dependent • Brightline: High-speed passenger rail currently connecting Miami, Fort Lauderdale, Boca Raton, West Palm Beach, and Orlando, with planned expansion • Sunrail: Commuter rail serving the greater Orlando area Ride-Sharing Uber and Lyft are widely available throughout Florida's major cities and tourist areas.

Phone and Internet Major carriers: T-Mobile, AT&T, Verizon. Prepaid plans are available without a Social Security number — T-Mobile and Mint Mobile are popular choices for new arrivals. Home internet providers vary by area: Xfinity, AT&T Fiber, Spectrum, and local providers serve different parts of the state. Hurricane Season June 1 through November 30. This affects all of Florida to varying degrees — the Gulf Coast, South Florida, and the Atlantic Coast all have exposure. Modern high-rise buildings (built after 2002) are designed to withstand Category 5 winds with impact-resistant windows. Always have hurricane supplies on hand and follow local evacuation orders if issued. When purchasing a home, ask your agent about the property's flood zone, elevation certificate, and insurance history — these are critical cost factors in Florida. Insurance Costs Property insurance has become a major financial consideration across Florida, particularly in coastal areas. Average homeowner's insurance costs have risen significantly in recent years, with many coastal properties exceeding $5,000–$8,000+ per year depending on location, construction type, and flood zone. Factor insurance into your total budget when evaluating any property. Cultural Notes • Florida is one of the most multicultural and diverse states in the U.S., with large communities of Spanish, Portuguese, French Creole, and other language speakers in many cities • Spanish is widely spoken across South and Central Florida; Portuguese, Russian, and other European languages are common in various communities statewide • Tipping is expected: 18–20% at restaurants, $1–$2 per drink at bars • Climate and lifestyle vary across the state: South Florida is tropical year-round; North Florida has mild winters and a more traditionally Southern character

• No state income tax — keep more of your earnings and investment returns • #1 destination for foreign real estate buyers in the U.S. — Florida has claimed the top spot for international home purchases for at least 15 consecutive years, reflecting deep market liquidity and strong global confidence • Diverse markets for every budget — from affordable inland cities to world-class coastal luxury • Strong rental market — high demand for both long-term and seasonal rentals across the state • Gateway to Latin America and the Caribbean — major international business and travel hub • World-class lifestyle — beaches, dining, arts, outdoor recreation, and year-round sun • Growing economy — Florida is consistently among the fastest-growing states in the nation, with expanding tech, finance, healthcare, and logistics sectors • Excellent connectivity — multiple international airports (Miami, Orlando, Tampa, Fort Lauderdale, Jacksonville, and more) with direct routes to hundreds of global destinations • Favorable property ownership laws — broad foreign ownership rights with strong property protections (note: SB 264 restrictions apply to nationals of certain countries — see Section 1)