Every year I help families who are moving to Central Florida from another state, and buyers from Latin America and Europe who want a home or an investment in the Orlando area. Many of them buy without being here for most of the process. Here is how it works, step by step.
1. Decide what you are buying and why
Start with the purpose, because it changes the financing, the neighborhood and even the type of property:
- A home to live in. You will care most about schools, commute, and long-term value. If it becomes your primary residence, you may qualify for Florida's homestead exemption.
- A vacation home. Location near the parks, airport access and HOA rules matter most.
- A long-term rental. Here the numbers lead: rent, taxes, insurance, HOA fees and management cost.
Short-term rental rules vary by city, county and community. Many HOAs in the Orlando area do not allow rentals under a certain length, so confirm the rules before you choose a property, not after.
2. Get your financing ready before you search
Sellers in Central Florida take offers more seriously when they come with a pre-approval letter or proof of funds.
- U.S. residents moving from another state can use conventional, FHA or VA loans like any local buyer.
- Foreign nationals can get a mortgage through lenders that offer foreign national loan programs. These usually require a larger down payment than standard loans, along with bank statements, proof of income and a valid passport. A U.S. credit history is not always required.
- Cash buyers need proof of funds, and money sent from abroad should arrive well before closing. International wires can take several days.
3. Check Florida's foreign-buyer law
In 2023 Florida passed a law, known as SB 264, that restricts real estate purchases by certain people and companies connected to "countries of concern": China, Russia, Iran, North Korea, Cuba, Venezuela and Syria. It mainly affects buyers who are domiciled in those countries and are not U.S. citizens or permanent residents, with stricter rules for buyers from China. Buyers sign an affidavit at closing confirming they comply.
If this could apply to you, speak with a Florida real estate attorney before making an offer. I work with attorneys who handle these questions regularly and can connect you.
4. Tour homes virtually and narrow the search
When clients cannot be here, I walk each home on a live video call. I show what photos don't, like noise, nearby construction, the condition of the roof and the view from the windows. Once you have a short list, a single trip of two or three days is often enough to decide.
5. Make an offer, then inspect
In Florida, contracts usually include an inspection period. Use it. For Central Florida homes I recommend:
- A general home inspection.
- A four-point inspection and a wind mitigation inspection. Insurers often ask for the first on older homes, and the second can lower your homeowners insurance premium.
- A termite (WDO) inspection.
6. Line up insurance early
Homeowners insurance in Florida is a real part of your monthly cost, and the age of the roof can decide whether a company will insure the home at all. Ask for quotes during the inspection period, not the week before closing. If the home is in a flood zone, your lender will require flood insurance.
7. Close from anywhere
A title company handles the closing in Florida. If you cannot travel, you can usually sign remotely through online notarization, or by mail with documents notarized where you live. Buyers abroad may need an apostille or a U.S. consulate notary. Plan this with the title company at least two weeks ahead.
8. After you buy
- Property taxes: If the home becomes your permanent residence, apply for the homestead exemption with your county property appraiser. See my homestead exemption guide.
- Renting it out: Rental income from a U.S. property generally must be reported to the IRS, including by foreign owners. A tax professional can tell you what applies to you.
- Selling later: When a foreign person sells U.S. property, the buyer usually must withhold part of the sale price for the IRS under a law called FIRPTA. Knowing this from the start avoids surprises.
Buying from far away is very doable with the right team. I guide you in English or Spanish, by video, WhatsApp and phone, from the first conversation to the day you get the keys.
Frequently asked questions
Can a foreigner buy a house in Florida?
Yes. Foreign nationals can buy homes in Florida, with cash or with a foreign national mortgage. A 2023 Florida law (SB 264) restricts purchases by certain buyers domiciled in China, Russia, Iran, North Korea, Cuba, Venezuela or Syria who are not U.S. citizens or permanent residents, so those buyers should consult a Florida attorney first.
Do I need to be in Orlando to buy a home?
No. You can tour homes by live video, sign the contract electronically and close remotely through online notarization or by mail, coordinated with the title company.
How much down payment does a foreign national need?
Foreign national loan programs usually require a larger down payment than standard U.S. loans. The exact amount depends on the lender and the property, so get quotes from lenders that specialize in these programs.
Which areas near Orlando are popular with buyers relocating from abroad?
It depends on the goal. Lake Nona, Windermere and Winter Garden are popular with families, Kissimmee and Davenport with vacation-home buyers, and Kissimmee, St. Cloud and Lakeland often offer more space for the price.
Have a question about your situation?
I answer personally, in English or Spanish, usually the same day.
Sources
This guide is general information, not legal or tax advice. Laws and figures change; confirm the details for your situation with a professional.