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 20% of all foreign buyer activity nationwide. 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 people domiciled in seven "countries of concern": Russia, China, Iran, North Korea, Cuba, Venezuela (Maduro regime), and Syria. Specifically: • People domiciled in any of the seven countries (who are not U.S. citizens or permanent residents) are prohibited from purchasing agricultural land or any real property on or within 10 miles of a military installation or a critical infrastructure facility (such as an airport, seaport, power plant or water-treatment plant). The narrow one-home exception described below applies to them too. • People domiciled in China 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 narrow: a person who holds a current, verified U.S. visa that is not limited to tourism, or who has been granted asylum, and whose status allows them to be present in Florida, may buy one residential property of up to two acres that is not within five miles of a military installation. The purchase must be in that person's own name, and the owner must register the property with the Florida Department of Commerce within 30 days; a late registration costs $1,000 a day and can lead to a lien. • People domiciled in Russia or the other restricted countries may still purchase residential and commercial property that is not agricultural land and lies more than 10 miles from any military installation or critical infrastructure facility; in South Florida many addresses fall inside such zones, so the exact parcel must be checked. Every buyer of Florida real estate, whatever their nationality, signs an affidavit at closing confirming compliance with SB 264. • 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 refused to block 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 challengers then withdrew their lawsuit. The law remains fully in effect as of September 2026. A person domiciled in China who is not a U.S. citizen or permanent resident will generally be ineligible to purchase real estate in Florida, and one domiciled in any of the other six countries cannot buy agricultural land or property inside the restricted zones. If you are domiciled in any of these seven countries and are not a U.S. citizen or permanent resident, 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 is presented as a faster route to a green card. As of September 2026 very few applicants had been approved, the card does not skip the usual visa-bulletin waiting times, and its legal basis is still contested; the EB-5 program remains fully 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 work in the U.S. or to live there 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 property tax bills are calculated by applying the county's millage rate (the tax rate charged per $1,000 of assessed value) to your property's assessed value. 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 more than $50,000 (the second half of the exemption now adjusts upward for inflation each year), 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 the rate of inflation, currently capped at 3% a year, so the assessed value cannot climb with the market. Millage rates and non-ad-valorem assessments are set separately, and the bill itself can still rise. Your real estate agent can connect you with a local CPA who can work out the tax estimate for the specific county and property you are considering. On January 1 after your purchase, the property is reassessed at its current market value — you do not inherit the seller's capped assessment. The Buyer's Guide explains the mechanics. 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 levies no state income tax on individuals, though corporations doing business in the state still owe Florida corporate 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 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 48% of international buyers 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, 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 luxury coastal destinations to 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 0.8% higher statewide (MERIC, second quarter of 2026). 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 (median listing prices across all home types, condos included — Realtor.com via FRED, August 2026): • Miami (South Florida): Median listing price approximately $490,000 — a global luxury market where a high share of purchases close in cash • Naples / Southwest Florida: Median listing price approximately $685,000, with significant waterfront and luxury inventory • Tampa / St. Petersburg: Median listing price approximately $390,000 — strong fundamentals with more accessible entry points • Orlando / Central Florida: Median listing price approximately $415,000 — a deep, high-turnover market with accessible entry points • Jacksonville / Northeast Florida: Median listing price approximately $380,000 — one of the most affordable large metros in the state • Tallahassee: Median listing price approximately $345,000 — the most affordable of Florida's major cities In August 2026 the statewide median sale price was about $415,000 for single-family homes and just under $298,000 for condos and townhouses (Florida Realtors). Rental prices reflect the same regional diversity. In Zumper's August 2026 rent report, the median one-bedroom rent was about $1,110 a month in Jacksonville, $1,450–$1,500 in Orlando and Tampa, and $2,550 in Miami, against a national median of $1,515. 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: about $3.85–$4.40/gallon in August–September 2026 (AAA Florida average; it moves with crude oil) • Public transit monthly passes where available: $50–$112.50/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

If your move includes a school enrollment, the paperwork is straightforward but benefits from early planning — enrollment requirements, the academic calendar, and language-support programs all work differently from what many arriving buyers are used to. Enrollment Basics Public school is free for all residents regardless of immigration status, and enrollment is handled by the school district of the county where you live. Districts typically ask for proof of residency (a lease, closing documents, or a utility bill), the student's birth certificate or passport, immunization records transferred onto Florida's form (a local pediatrician can convert foreign records), and transcripts from the previous school. Official translations of foreign documents speed the process considerably. Calendar and Timing The Florida school year generally runs from August to late May or early June, with the main enrollment wave in spring and summer. Mid-year transfers are routine — districts enroll students year-round — but arriving before the fall semester makes for the smoothest transition. Language Support Florida public schools are required to provide support with learning English for students still mastering the language, and districts across the state operate established programs for newly arrived students at every grade level. Many districts also offer dual-language programs — ask the district's student services office what is available at your assigned school. Private and International Schools Florida has a robust network of private schools offering International Baccalaureate (IB), bilingual, 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 A statewide network of state colleges rounds out the system with open-access admission.

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's hospital network covers the whole 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. Marketplace premiums are reset every year and vary widely by state, county, age, and plan tier, so check the published rates for the county you are moving to and 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 on a valid driver's license issued in your own name by your country of residence during your stay — an International Driving Permit is only a translation of that license, never a replacement for it. However, if you are relocating and establishing Florida residency (purchasing a primary home 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) service center as well as at county tax collector offices, on presentation of your passport together with your valid immigration documents, two separate documents showing your Florida address, and proof of your Social Security number, unless your immigration status does not allow you to work in the U.S. 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) must meet the wind-load and opening-protection standards the Florida Building Code sets for their location, which are strictest along the southeast coast and step down inland. 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 • Multilingual service is common in banking, government offices, and healthcare across South Florida • Contracts, disclosures, and closing documents are executed in English; certified translation is standard practice for any supporting document issued in another language • 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 distinct change of season

• 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 and accounts for 20% of all U.S. foreign-buyer activity • Diverse markets for every budget — from affordable inland cities to 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 • Year-round warm weather — beaches, dining, arts, and outdoor recreation • 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 people domiciled in certain countries — see Section 1)