Buying a Florida Home From Another Country, Done Right.
A private 9-page plan for buying a Florida home from abroad: whether you can own here, how to finance it, how to move money and close remotely, what insurance and flood zones really cost, and how to get settled quickly when you relocate for work.
A.I. does not replace the relationship. It supports the plan.
Buying From Abroad Is No Longer a Blind Leap.
You can research a Florida home from anywhere now. Listings, area comparisons, financing rules and tax questions are all online, and most buyers abroad do that work long before they call anyone. What has not changed is the part that decides how the purchase goes: local judgment on the ground, and someone who knows the cross-border path.
- Search listings online and shortlist homes before you ever travel
- Compare areas, prices and what each one offers
- Read about financing, ITINs, taxes and FIRPTA
- Watch video tours and study floor plans
- Ask what insurance and flood zones will really cost
The research is no longer the hard part. The hard part is turning it into a decision you can stand behind from another country.
Too Many Cross-Border Purchases Still Go the Old Way.
No Cross-Border Experience
An agent unfamiliar with cross-border financing, ITINs and FIRPTA, learning the rules on your file.
“Who is actually answering the tax question?”
Language and Time Zones
Details lost in translation, and replies that arrive while you are asleep, so every step takes a day longer.
“Are we even talking about the same thing?”
Buying Sight-Unseen
Generic advice from far away, instead of local knowledge of the street, the building and the block.
“What is this area really like?”
Hidden Florida Costs
Homeowners insurance commonly around $4,000 to $6,000 a year, flood insurance separate in a flood zone, property taxes and closing costs, all surfacing after the offer.
“What will this really cost me each year?”
Relocation Left to You
Schools, movers, utilities and settling in, all left entirely to the buyer to sort out on arrival.
“Who do I even call on day one?”
A cross-border purchase is too important for a one-size-fits-all plan.
Meet the A.I. Certified Agent™.
The new standard for a purchase from abroad: research that covers the whole region, a financing and paperwork path organized from day one, and every step tracked so nothing waits on a time zone. I am the one who turns that into a home you can commit to from another country.
- Research across the Space Coast areas, side by side
- Comparing what is on the market now, in plain terms
- Organizing the financing and paperwork path
- Keeping every step tracked and visible to you
- Local judgment on streets, buildings and value
- Introductions to lenders, attorneys and vendors
- Negotiation on your behalf
- The relationship, from the first call to the keys
A.I. Certified Agent™ vs. a Traditional Agent.
Same license. Very different experience.
| Compare | A.I. Certified Agent™ | Traditional Agent |
|---|---|---|
| Area Research | Every Space Coast area researched side by side, with the trade-offs written down. | Whatever the agent happens to know. |
| Financing Path | Lender introductions for foreign nationals, and the ITIN and paperwork steps mapped out. | A local lender list, and questions passed along. |
| Remote Touring | Video walkthroughs and virtual tours built for a buyer abroad. | Photos, and a showing when you can get here. |
| Paperwork Tracking | Every document, signature and deadline tracked in one place. | Email threads and reminders. |
| Vendor Introductions | Movers, contractors and insurance contacts, ready when you land. | Names, if you ask for them. |
| Across Time Zones | Updates written for your hours, so nothing waits overnight. | Replies when their day starts. |
This compares approaches, not people. You get to choose the approach.
Your Cross-Border Checklist.
Work through these with me early, so the answers are ready before the questions are asked.
Confirm whether a visa is needed
For buying, it is not. Anyone may own Florida real estate. If you are relocating for work, your visa and work authorization are handled by your employer's HR and immigration counsel.
Get pre-approved with a lender who works with foreign nationals
Ask what they need from you, and how long it takes from abroad. I introduce you to lenders who do this.
Apply for an ITIN if you need one
The IRS number for individuals without a Social Security number. Often needed for a loan or a tax filing. Confirm with your tax adviser.
Budget for homeowners insurance and flood insurance separately
Homeowners insurance in Florida commonly runs around $4,000 to $6,000 a year. Flood insurance is a separate policy, and it is required in a flood zone.
Check the flood zone and the roof age before you make an offer
Both change what insurance costs and whether a policy is issued at all. Florida law limits refusal based on roof age alone, and an insurer can still ask for an inspection.
Plan the wire transfer and confirm the instructions
Confirm wiring instructions directly with your attorney or title company, by phone, before any money moves.
Arrange remote notarization
Some documents need it. Plan the appointment before closing week, not during it.
If you are relocating for work, confirm what your employer handles
HR and immigration counsel cover visa and work authorization. I cover the home, the vendors and the move-in.
Every item on this page can be settled before you make an offer.
Everything a Cross-Border Purchase Should Include.
Local Knowledge Across the Space Coast
Melbourne, Viera, Cocoa Beach, Merritt Island, Cape Canaveral, Rockledge, Cocoa, West Melbourne and Palm Bay, compared for you.
Lender Introductions
Lenders who work with foreign nationals, so the financing path is clear before you shop.
Remote Tours and Video Walkthroughs
See the home, the street and the area before you book a flight.
ITIN, Tax and FIRPTA Guidance
Your questions taken to my attorney and tax contacts, so the answers come from the right people.
A Trusted Vendor Network
Movers, contractors and insurance contacts, ready when you arrive.
Help Settling In
School registration, utilities and the first weeks, so the move is not all on you.
One Point of Contact
From the first call to the keys, you deal with me.
Legal, tax and immigration questions are confirmed by your attorney, tax adviser, lender, or your employer's HR and immigration counsel.
A Simple Four-Step Plan for Buying From Abroad.
Tell Me Your Situation and Timeline
Where you are coming from, whether this is a move for work or a second home, and when you need to be in.
I Research the Areas and the Financing Path
The Space Coast areas side by side, and the lenders and steps that work for buyers abroad.
Tour Remotely and Choose Your Home
Video walkthroughs and virtual tours, with my read on each home and each street.
I Handle the Details, From Closing to Move-In
The wire, the notarization, the insurance, the vendors, and the keys.
You see the plan before it runs, and I am with you through every step.
A Relationship That Does Not End at Closing.
Ready to Buy Your Florida Home From Abroad?
No pressure, no obligation. The first step is a conversation about your situation, your timeline, and what a Florida home needs to do for you.
Sources: IRS, FIRPTA Withholding (irs.gov); IRS, Individual Taxpayer Identification Number (irs.gov); Florida SB 264 (2023), Interests of Foreign Countries, effective July 1, 2023; Congressional Research Service, LSB11013, State Regulation of Foreign Ownership of U.S. Land, July 28, 2023; FEMA, Flood Insurance and Flood Maps (floodsmart.gov, fema.gov); Florida Statutes 627.7011, homeowners policies and roof age; Florida Office of Insurance Regulation, premium data (floir.com). Accessed November 2026.