What's different when you buy from Canada
How long you can stay
Owning a home doesn't change U.S. visitor rules. Snowbirds should track their days: staying too long can make you a U.S. tax resident. Canadians often file Form 8840 (Closer Connection) to stay non-resident for U.S. tax.
Taxes
Canada and the U.S. have a tax treaty, so you generally get credit in Canada for U.S. tax paid on rent or a sale. If you rent the home out, Canada's foreign property reporting (Form T1135) may apply. Talk to a cross-border accountant before you buy.
Financing
Besides foreign-national lenders, some Canadian banks offer U.S. mortgages through their U.S. operations, which can use your Canadian credit history.
Documents and currency
Canada joined the Apostille Convention in January 2024, which makes documents signed in Canada simpler to use here. You buy in U.S. dollars, so plan your currency exchange ahead.
Florida's 2023 law limiting purchases by people from certain countries (SB 264) does not apply to buyers from Canada.
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 Canadians buy a home in Florida?
Yes. There's no citizenship or residency requirement to buy, and you can tour by video, sign electronically and close remotely.
How long can I stay in my Florida home?
Owning a home doesn't extend your visitor stay. Track your days carefully, and ask a cross-border accountant about Form 8840 to avoid becoming a U.S. tax resident.
Will I be taxed twice on rental income?
The Canada–U.S. tax treaty generally lets you claim a credit in Canada for U.S. tax paid. Your accountant will confirm how it applies to you.
Can I rent it on Airbnb when I'm not there?
Only in communities zoned for short-term rentals, mostly around Kissimmee and Davenport. Elsewhere, rentals must be long-term.
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.