What's different when you buy from Brazil
Sending funds
You'll send money through your bank's foreign exchange process, which carries IOF tax. Check the current rate with your bank and keep every record of where the funds came from.
Taxes in Brazil
There's no income tax treaty between Brazil and the U.S. You'll need to declare the property in your Brazilian tax return, and rental income may be taxed in both countries with some credits. Talk to your accountant before you buy.
Documents
Brazil is part of the Apostille Convention, so documents signed in Brazil can be apostilled and used here.
Currency
You buy in U.S. dollars. Plan your exchange timing instead of converting everything the week of closing.
Florida's 2023 law limiting purchases by people from certain countries (SB 264) does not apply to buyers from Brazil.
How you buy from abroad, step by step
Intro call
We talk on WhatsApp or video about your goal: live, vacation or invest to rent. We set areas, budget and timing.
Financing or funds
If you're financing, I connect you with lenders who work with foreign buyers. If you're paying cash, we plan how and when to move the funds.
Search and video tours
I send you filtered options and walk every home with you on live video, checking the neighborhood, HOA, schools and rental potential.
Offer and contract
I prepare the offer with clear numbers and negotiate for you. You sign everything electronically from home.
Inspection, appraisal and insurance
I coordinate the inspection, the appraisal if there's a loan, and insurance quotes, and walk you through every finding.
Remote closing
The title company runs the closing. You can sign online with a remote notary or by mail with apostilled documents.
Financing for foreign buyers
- Many international buyers pay cash, but there are loans for foreign nationals with no U.S. credit history.
- Expect a down payment of about 25% to 40% and a rate somewhat higher than a resident's.
- Lenders usually ask for your passport, bank statements, proof of income and sometimes credit references from home.
- For investors there are also loans approved on the property's rental income (DSCR loans).
If you plan to rent it out
- You'll need an ITIN (U.S. taxpayer number) to file in the U.S.
- By default 30% of the gross rent is withheld. With the right form you can be taxed on net rent after expenses instead, which is usually far better.
- Short-term rentals (Airbnb-style) are only allowed in certain communities, mostly around Kissimmee and Davenport. I'll show you which.
- If you don't live here, a property manager handles tenants, maintenance and payments.
When you sell: FIRPTA
If you sell as a nonresident, the FIRPTA law requires part of the price to be withheld for the IRS: generally 15%, or less (0% or 10%) when the buyer will live in the home and the price is under $1 million. The withholding is credited against your actual tax when you file, and part of it is often refunded.
Buying a home doesn't give you a visa or residency. If you're interested in an investor visa, that's handled separately with an immigration attorney.
Frequently asked questions
Can Brazilians buy a home in Orlando?
Yes. You don't need a visa or residency to buy. You can tour by video, sign electronically and close remotely.
Do you speak Portuguese?
I work in English and Spanish. Many of my Brazilian clients work with me in one of those, and documents are always in English.
How much do I need for a down payment?
With a foreign-national loan, typically 25% to 40%. Many Brazilian buyers pay cash.
Does buying give me a visa?
No. Buying a home doesn't give you a visa or residency.
Want to know what you'd need and which area fits you?
Message me on WhatsApp. I answer personally, usually the same day.
This page is general information, not legal, tax or immigration advice. Laws and figures change; confirm your situation with a professional. I'm not licensed to practice law in Florida.