Whether you're a Canadian snowbird looking for a winter escape, a Gulf-region investor diversifying into US real estate, or an overseas buyer purchasing a Palm Beach County property sight-unseen, the process runs differently than it does for a domestic buyer — the financing, the tax withholding rules on a future sale, and the condo association's own restrictions all need a closer look before you write an offer. This is the guide I give international buyers, written by a REALTOR® who is also a licensed general contractor and Community Association Manager, so the same person representing you in the contract can also evaluate the building and read the association's books.
Canadians have long been one of the largest groups of foreign buyers of Florida real estate, drawn by a climate that turns winter into a non-issue and by a state with no personal income tax. Gulf-region and Saudi investors are a real and active part of overseas demand for Florida property as well, often looking at Palm Beach County for its combination of privacy, waterfront and equestrian communities, and proximity to South Florida's airports. None of that changes the mechanics of a real estate transaction here — a foreign buyer signs the same Florida contracts, works with the same title companies, and can close the same way a domestic buyer does. What changes is the surrounding picture: how the purchase is financed, what happens under US tax law when the property is eventually sold, and how much homework a condo or HOA purchase requires before you commit.
This page covers four things every international buyer should understand going in: the FIRPTA withholding rule that applies on a future sale, the financing reality for a buyer without US credit history, condo and HOA due diligence from the perspective of someone who manages associations for a living, and how remote and video closings work for a buyer who cannot fly in for signing day. None of this is tax, legal or immigration advice — where a specific number or outcome matters to your situation, it's flagged below as a question for your own CPA, attorney or closing agent.
The Foreign Investment in Real Property Tax Act (FIRPTA) is a federal rule that matters most at the sale end of foreign ownership, not the purchase — but it's worth understanding before you buy, because it will apply to you eventually. When a foreign national sells US real property, the buyer (or, in practice, the closing/title agent handling the transaction) is generally required to withhold a percentage of the gross sales price — commonly cited at 15%, with a lower rate sometimes available for a lower-priced purchase intended as the buyer's residence — and remit it to the IRS. This withholding is not the seller's final tax bill; it is a deposit against whatever tax is ultimately owed, and a seller can often recover an overpayment by filing a US tax return for that year.
This is general information, not a guaranteed current rate or a substitute for advice. FIRPTA's withholding percentages, exceptions and procedures change and have thresholds that depend on the sale price and the buyer's intended use of the property — confirm the current rules and how they apply to your specific transaction with a qualified tax professional and your closing or title agent well before you list a property for sale, not after you're under contract.
A foreign national buyer without US credit history or a US-based income and tax history typically cannot walk into a conventional US mortgage the way a domestic buyer can — the underwriting system that produces a standard 30-year conventional loan is built around a US credit file and US-documented income. In practice, that means a large share of international purchases in Palm Beach County are cash transactions.
Where financing is used, it's typically through a "foreign national loan program" offered by a subset of US lenders that specialize in this buyer profile. These programs generally ask for a larger down payment than a conventional loan — commonly in the 30–40% range — along with additional reserve funds and documentation: passport, visa or residency status, verification of foreign income, and often a larger earnest-money deposit than a domestic buyer would put down. Terms, rates and approval requirements vary by lender and by the buyer's individual profile, and none of that is something to assume in advance.
Treat the above as a description of how this typically works, not a promise of any specific outcome. No lender, interest rate, approval guarantee or "no money down" claim should be assumed for your situation — speak with a lender who specifically underwrites foreign national buyers early in your search, before you identify a property, so your offer reflects what you can actually finance.
This is where I can genuinely do more for an international buyer than most agents can, because I hold Florida's Community Association Manager license (CAM34850) and Community Association Management Firm registration (CAB3255) in addition to my real estate license. I read a condo association's budget, reserve study and milestone inspection (SIRS) status the way a manager reads them — looking for what a special assessment might be about to do to the numbers — not just the way an agent skims a disclosure packet.
Three things matter more for an international buyer than for most domestic ones. First, many condo associations restrict or ban short-term and seasonal rentals, sometimes with minimum-lease-term rules of 90 days, six months, or a full year — critical to know before you buy if part of the plan is renting the unit out when you're not using it as a snowbird property. Second, always request the condo documents, the current budget, and the most recent milestone inspection or Structural Integrity Reserve Study (SIRS) status before making an offer; a special assessment that surfaces after closing is one of the most common and most expensive surprises in Florida condo ownership. Third, ask directly whether the association places any restriction on foreign ownership, or requires board approval or a board interview before closing — some associations do, and finding out during your inspection period is far better than finding out after you've waived it.
An international buyer usually can't fly in for a second or third look at a property, and can't easily walk a roof or a structure the way a local buyer might arrange with their own contractor. As a REALTOR® (SL3247858) who is also a Certified General Contractor (CGC1528750) and a Community Association Manager (CAM34850), I can evaluate a property's physical condition and, where applicable, its association's financial health on the same visit that covers the market and the contract — a genuine differentiator when a buyer is making a major decision from another country or continent and may only see the property once before closing.
You do not need to be physically present in Florida to close on a property here. Florida law allows Remote Online Notarization (RON), where a buyer or seller signs closing documents in front of a commissioned notary via a secure video session rather than in person, and closing documents can also be routed internationally for signature and returned to the title company or closing attorney. The specific method used — RON, a mobile notary in your home country working with an apostille or consular process, or a limited power of attorney — depends on your country of residence and your closing agent's process, so this is a detail to confirm directly with your title company or closing attorney as soon as you're under contract, not the week of closing.
Moving funds internationally for a real estate purchase takes more lead time than a domestic wire. Banks on both ends typically require identity and source-of-funds documentation before releasing a large international wire, and exchange-rate movement between the day you commit to a price and the day funds actually arrive can matter on a large purchase — ask your bank and your title company about their specific wire instructions and verification process early, and always verify wiring instructions by phone through a known number before sending funds; wire fraud targeting real estate closings is a real and common scam.
On property taxes: Florida's Homestead Exemption reduces the taxable value of a primary residence, but it is available only to permanent Florida residents who make the property their primary home — it is generally not available to a foreign buyer using the property as a seasonal or vacation home. Budget your annual property tax and any applicable non-homestead assessment cap accordingly, and confirm the specific numbers for a property you're considering with the Palm Beach County Property Appraiser's office or your closing agent.
Yes. There is no citizenship or residency requirement to buy real estate in Florida. Foreign buyers use the same contracts and closing process as US buyers, though financing, closing logistics and future tax treatment on a sale work differently — the details this page covers.
FIRPTA is a federal law requiring a buyer or closing agent to withhold a percentage of the gross sales price — commonly 15%, sometimes lower for a smaller owner-occupied purchase — when a foreign national sells US real property, and remit it to the IRS. It applies when a foreign national sells, not when they buy, but it's worth understanding before you purchase since it will apply to you eventually. Confirm current rates and exceptions with a qualified tax professional.
Conventional US mortgages generally require US credit history and documented US income, which most foreign national buyers don't have. Many international purchases are cash, or use a foreign national loan program from a lender that specializes in this profile, typically requiring a larger down payment (commonly 30-40%), extra reserves and additional documentation. Terms vary by lender — speak with one early in your search.
Yes. Many condo and HOA associations restrict or ban short-term and seasonal rentals, sometimes requiring a 90-day, six-month or one-year minimum lease term. If your plan is to rent the unit out when you're not using it, get the association's current rental rules before you make an offer, not after you close.
Request the association's governing documents, current budget, and most recent milestone inspection or Structural Integrity Reserve Study (SIRS) status before making an offer. An underfunded reserve or a milestone finding can lead to a special assessment that shows up after closing if it isn't reviewed first.
Some do. Ask directly, early in the process, whether the specific association places any restriction on foreign ownership or requires board approval or an interview before closing. This is squarely the kind of question a licensed Community Association Manager reviewing the documents can flag for you.
Yes. Florida allows Remote Online Notarization (RON), letting a buyer sign closing documents via a secure video session with a commissioned notary rather than in person. The specific method — RON, an overseas notary process, or a limited power of attorney — depends on your country of residence, so confirm the process with your title company or closing attorney as soon as you're under contract.
Banks generally require identity and source-of-funds documentation before releasing a large international wire, and it takes more lead time than a domestic transfer. Always verify wiring instructions by phone through a known number before sending funds — wire fraud targeting real estate closings is a real and common scam.
Generally no. The Homestead Exemption reduces taxable value only for a permanent Florida resident's primary home. A foreign buyer using a Palm Beach County property as a seasonal or vacation home typically does not qualify — budget property taxes without assuming a homestead discount, and confirm specifics with the Property Appraiser's office.
Call or text (561) 779-3213, or reach out through the Listings page contact form. We can start the conversation by phone or video call, discuss financing and closing logistics for your specific country of residence, and begin identifying properties before you ever need to travel.