Your Complete Guide to Relocating to Florida

Yes, in most cases. Foreign nationals can generally buy Florida real estate without holding U.S. citizenship or residency. Owning a property here calls for neither a visa nor a green card. Florida has been the number-one state for home purchases by international buyers for at least 15 years in a row, and it makes up 20% of foreign-buyer activity nationwide. Florida law does put real limits on some foreign buyers. Since July 1, 2023, Senate Bill 264 (SB 264) has restricted purchases by people domiciled in one of seven "countries of concern." They are China, Russia, Iran, North Korea, Cuba, Syria and Venezuela (Maduro regime). The specific limits are below. Domiciled in any of the seven countries, with neither U.S. citizenship nor permanent residency? Then Florida farmland is off-limits to you, as is any parcel lying on, or no more than 10 miles from, any military base or a site the law counts as critical infrastructure. Airports, seaports, power plants and water-treatment plants all fall in that group. The narrow single-home exception covered below is open to you as well. Buyers domiciled in China face the harshest limits. If you are domiciled in China and have no U.S. citizenship or permanent residency, Florida law bars you from buying property here, with a single narrow way out. The only opening is if you've been granted asylum, or you hold a verified, unexpired U.S. visa in any category other than tourist, and your status allows you to be in Florida. Even then, you may buy a single home on no more than two acres, located more than five miles from any military installation. Title has to be in your personal name alone. You then have 30 days to submit a registration of the purchase to the Florida Department of Commerce. If you let that deadline pass, the penalty is $1,000 a day, and the property can also face a lien. Domiciled in Russia or one of the other listed countries, but not China? Homes and commercial property remain open to you, as long as the parcel isn't agricultural and lies more than 10 miles from a military site or critical infrastructure. Many South Florida addresses sit inside those zones, which is why the exact parcel has to be checked before you commit. At closing, every buyer in Florida, whatever their nationality, signs an SB 264 compliance affidavit. Break these rules and you risk losing the property through civil forfeiture, and criminal penalties are possible too. Where things stand in court: the U.S. Eleventh Circuit Court of Appeals declined to block SB 264 on November 4, 2025, and the challengers dropped their lawsuit afterward. The law limits owning and investing in Florida property, and it weighs hardest on people domiciled in China. Lighter limits apply to those domiciled in Russia, North Korea or Iran. The same lighter rules cover Cuba, Venezuela and Syria. In September 2026, the law is enforced in full. With a domicile in China and no U.S. citizenship or permanent residency, you generally can't buy property in Florida. Domiciled in one of the other six? Then agricultural land and anything inside the restricted zones are off limits. Anyone domiciled in these seven countries without U.S. citizenship or permanent residency should consult a qualified real estate attorney before buying. If none of the seven countries is your domicile, or you're a U.S. citizen or permanent resident, buying is simple: choose a property, make an offer, close. A cash purchase usually closes in 15–30 days, while with a mortgage you should plan on 45–60 days.

Owning a home here doesn't grant you the right to live here. Actually living in the United States requires the right visa, and the main routes are described below. EB-5 Investor Visa The EB-5 visa trades a capital investment for a route to a green card, meaning permanent residency. For 2026, projects in Targeted Employment Areas (TEA) need at least $800,000, while projects outside such areas need $1,050,000. The money has to go into a newly formed commercial enterprise that must create no fewer than 10 full-time positions for U.S. workers. Reaching conditional permanent residency typically takes 2–5 years. Authorization for the EB-5 Regional Center Program currently runs until September 30, 2027. A newer route appeared in September 2025, when President Trump signed an executive order creating the Trump Gold Card program. It launched in December 2025 as an alternate path to U.S. permanent residency. It costs $1 million, payable to the U.S. government, and a $15,000 DHS processing fee comes on top. The Gold Card was promoted as a quicker path to permanent residency. By September 2026, very few applications had been approved, and the card doesn't get you around visa-bulletin wait times. Its legal basis is still disputed. Meanwhile, EB-5 remains fully operational. Which path fits your situation is a call for an immigration attorney. E-2 Treaty Investor Visa It's open to nationals of countries holding a commerce treaty with the U.S., including many European nations but not Russia or Brazil. You'll need to invest a "substantial" amount in a business in the U.S., usually $100,000 or more. It won't lead directly to a green card, but you can renew it with no limit, and processing usually takes 2–4 months. L-1 Intracompany Transfer The L-1 covers executives and managers moving from a company's office abroad to its U.S. branch. It's valid for 7 years at most. A green card may follow through EB-1C. B-1/B-2 Visitor Visa The visitor visa allows business or tourist stays of up to 6 months. That's enough time to tour properties and sign at a closing. You can't use it to live in the U.S. permanently or to work there. Always talk to a licensed immigration attorney before you make any investment tied to a visa, because immigration rules change often.

If you own U.S. property as a foreigner, you'll need an ITIN, short for Individual Taxpayer Identification Number. Here's what it's used for: Filing U.S. tax returns that report rental income Applying for a mortgage as a non-U.S. buyer Completing real estate transactions Claiming back FIRPTA withholding after you sell The ITIN Process Complete IRS Form W-7. Send it via a Certifying Acceptance Agent (CAA), or mail the packet to the IRS Service Center in Austin Allow 7–11 weeks for processing. Include your passport, in the original or as a copy certified by the issuing agency. Ask a local real estate agent for a referral to an experienced CAA nearby.

Annual Property Tax Your yearly bill is the county's millage rate multiplied by the property's assessed value. The millage rate is the amount of tax on each $1,000 of assessed value, and it shifts noticeably from county to county and from city to city. Coastal counties, where prices run higher and services cost more, tend to produce higher effective bills than inland rural counties. As a rough guide, Florida owners pay about 1.0%–2.0% of assessed value yearly, depending on county and property type. Hold Florida residency and live in the home as your main residence, and the Homestead Exemption can save you a meaningful amount every year. Without both, it doesn't apply. The exemption removes over $50,000 from the assessed value, and its second half is indexed to inflation, so that portion grows each year. Homestead also brings the Save Our Homes cap: your assessed value may rise each year only by the rate of inflation, and that increase is currently limited to 3%. Over time, the assessed value can fall behind the market. Your bill can still go up, because non-ad-valorem assessments and millage rates are decided separately. Ask a local real estate agent to put you in touch with a local CPA, who can estimate the tax for the exact county and the property you're considering. Don't count on the seller's capped assessment; it doesn't transfer to you. On January 1 after you buy, the county resets the assessed value to what the home is worth on the market at that point. The mechanics are explained in the Buyer's Guide. The Foreign Investment in Real Property Tax Act (FIRPTA) If a foreign owner sells property in the U.S., the buyer withholds 15% of the gross sale price and sends it to the IRS. That money isn't an additional tax but a prepayment toward what the seller actually owes. If your real capital gains tax comes to less than 15%, you file a U.S. tax return and get the difference back. Withholding is sometimes reduced or waived; a sale under $300,000 to someone who will live in the home as their primary residence, for example, may be exempt. To claim any refund, you'll need an ITIN. A qualified CPA with an international property specialty can help you lower your taxes legally. No Florida State Income Tax Florida doesn't tax individuals' income at the state level, though companies that do business in Florida still owe the state's corporate income tax. For an individual owner, that's a major money advantage over owning in New York or California. Federal income tax is still due on your rental income and capital gains.

Foreign nationals can finance a Florida purchase, but the terms differ from what U.S. residents get. Down payments usually run 25–35%, compared with 3–20% for U.S. residents. Rates usually sit above standard U.S. mortgage rates. Expect to hand over your passport, income proof and a letter of reference issued by your bank at home, plus bank statements that usually cover 2 years. Most lenders ask for an ITIN, although some portfolio lenders will work with a passport alone. No U.S. credit history is needed. Instead, lenders review "alternative credit," such as bank statements, payment history and reference letters. Lenders offer fixed-rate and adjustable loans on 15–30 year terms. Many international buyers skip the mortgage: about 48% pay in cash outright, versus 28% of all existing-home buyers in the U.S. Cash remains notably common among foreign investors. Cash deals usually close faster, because fewer contingencies are attached to them.

Foreign nationals can open U.S. bank accounts, and several major banks in Florida are set up for international clients. Wells Fargo, Chase and Bank of America will open an account for a foreign national who has a passport plus a second ID, although some branches also want a U.S. address or an ITIN. Citibank is especially easy for international clients, above all if you already bank with Citi abroad. HSBC, Santander, Itaú and Sabadell are among the international banks with branches in Florida. Bank Account Requirements A valid passport A second ID, like your driver's license from home or national ID card Proof of a U.S. address, such as a lease agreement, a utility bill or your closing documents An opening deposit, usually $25–$100 An ITIN at some banks; others insist on an SSN or will only open a limited account Open your U.S. bank account ahead of closing. International wires can take 3–5 business days to reach the title company. Sending money from a U.S. account simplifies the wire process.

For international buyers, much of Florida's appeal is range. You can choose a luxury coastal market or a mid-sized city with lower costs, and the state tax advantages are the same in both. Statewide, Florida's living costs run only slightly above the national average: about 0.8% higher, according to MERIC data for the second quarter of 2026, but that figure hides huge regional gaps. South Florida and the luxury markets along the coast sit far above the national average. Living costs in Jacksonville, Orlando and Tallahassee match or fall below it. Housing Florida home prices swing widely by location. The figures below are Realtor.com (FRED) median listing prices for August 2026, covering every type of home, condos included. Miami, South Florida: the median asking price is about $490,000 in a global luxury market where many purchases close in cash. Naples and Southwest Florida: homes ask around $685,000 at the median, and waterfront and luxury homes are plentiful. Tampa and St. Petersburg: a median listing price of about $390,000, with sound fundamentals and a lower entry price than Miami. Orlando and Central Florida: a median listing price of roughly $415,000, in a large market where homes change hands quickly and entry is easy. Jacksonville and Northeast Florida: the median asking price sits around $380,000, making it one of the state's most affordable large metro areas. Tallahassee: the least expensive of Florida's big cities, with homes listed at a median of about $345,000. On actual sales, Florida Realtors reported a statewide median of about $415,000 for single-family homes in August 2026, while condos and townhouses sold for a median just under $298,000. Rents follow the same regional pattern as prices. In Zumper's August 2026 report, the median one-bedroom rent was $2,550 a month in Miami, about $1,110 in Jacksonville, and $1,450–$1,500 in Orlando and Tampa. The U.S. median in the same report came to $1,515 a month. Utilities Electricity: $150–$225/month, more in summer when the A/C runs Water: $30–$55 a month Internet service: $50–$80/month Food costs Groceries, single person: $450–$500/month A meal for 2 people at a moderately priced restaurant: $80–$120, depending on the city Transportation Across most of Florida, a car is a must, so budget for: Car insurance: Florida rates are higher than average, usually $200–$350/month depending on the county, the vehicle and the driver's record Gas: roughly $3.85–$4.40/gallon over August–September 2026 by the AAA Florida average, rising and falling with crude oil prices Transit pass: $50–$112.50/month, where service exists Monthly Budget Estimates for a Single Person Budget: Jacksonville, Orlando interior or Tallahassee, an estimated $2,800–$3,500/month Mid-range: Tampa, Orlando or Fort Lauderdale, an estimated $4,500–$5,500/month Luxury coast: Miami, Naples or Palm Beach, an estimated $7,000–$10,000+/month

If your move includes enrolling a student in school, the paperwork is simple, but begin collecting documents early. Enrollment rules, the academic calendar and language-support programs often operate differently from what newcomers expect. Enrollment Basics Public school is free for every resident, regardless of immigration status. Enrollment goes through the school district of the county where the student lives. Districts typically want proof of residency, for example a utility bill, a lease or your closing documents. Expect a request for the student's birth certificate or passport as well. Vaccination records usually need to be on the Florida form, and a local pediatrician can transfer records from abroad onto it. Transcripts from previous schools are usually requested too. Official translations of foreign documents speed things up considerably. Academic Calendar and When to Enroll The school year in Florida runs from August until late May or early June. Most enrollment happens in spring and summer. Changing schools mid-year is normal, as districts enroll students year-round. The easiest transition comes from arriving ahead of the fall semester. Language Support Florida public schools must provide English-language support to students who aren't fluent yet. Districts throughout the state run established newcomer programs, from the earliest grades through high school. Dual-language programs are common in many districts too. To find out what the assigned school offers, contact the district's student services office. Private and International Schools Private schools throughout Florida run programs in International Baccalaureate (IB), bilingual education and college preparation. Miami, Tampa and Orlando have well-established options, as do Fort Lauderdale, Naples and Jacksonville. Yearly tuition is usually $15,000 to $45,000+, depending on school and grade. Many keep waitlists, so apply well before you relocate. Universities Florida's public and private universities form a strong network: University of Florida in Gainesville: the state's flagship public research university, consistently ranked near the top nationally University of Miami in Coral Gables: a leading private research university Florida State University, Tallahassee: a big public university University of South Florida in Tampa: a big public university focused on research Florida International University in Miami: a large public university, strong in international programs University of Central Florida, in Orlando: among the largest universities in the United States Florida Gulf Coast University (in the Fort Myers/Naples area): a well-regarded regional university A statewide system of state colleges with open-access admission rounds out higher education.

The U.S. has no universal public health system, so each resident needs health insurance. Health Coverage for Newcomers Private plans from a broker at any time of year, or from the Health Insurance Marketplace (healthcare.gov) in its open-enrollment period International coverage is another option for newcomers; Cigna Global, Allianz and GeoBlue all offer plans for expats and international residents. Employer-sponsored insurance, which your employer may provide once you start working in the U.S. Medical Care in Florida Hospitals cover the entire state. Miami, Tampa, Orlando and Jacksonville all have major academic medical centers, and well-rated regional systems cover Naples, Sarasota and the Space Coast. Whether it's elective surgery, a specialist or an emergency, care in the big metros is competitive internationally. What you'll pay depends on the coverage type and your location. Marketplace premiums reset every year. They vary a great deal from state to state, county to county, by age and by plan tier, so look up published rates for the county you'll live in. Plan this budget carefully: for newcomers, health insurance ranks among the biggest recurring costs in the U.S.

Driving Outside the downtowns, most of Florida requires a car. While you're in Florida with a B-1/B-2 tourist visa, it's fine to drive with a valid license from your country of residence, as long as it was issued in your name. An International Driving Permit merely translates that license and never replaces it. Once you become a Florida resident, for example by starting a job or purchasing a primary home, state law gives you 30 days to obtain a Florida license. Apply at a service center of Florida's highway safety and motor vehicles department (FLHSMV) or at your county tax collector's office, taking your passport, your valid immigration documents and two separate documents showing your Florida address. You must also bring a document confirming your Social Security number. If your immigration status doesn't permit you to work in the U.S., you don't need it. Public Transit Transit varies a lot between cities. Miami: Metrorail, Metrobus and the free Metromover, which covers Downtown/Brickell Tampa, Orlando and Jacksonville: bus service with limited coverage, so a car is usually necessary Brightline: high-speed passenger rail now linking Miami and Orlando, with stops in West Palm Beach, Boca Raton and Fort Lauderdale; an expansion is in the works Sunrail: commuter trains serving greater Orlando Ride-Hailing Uber and Lyft are readily available in tourist areas and large cities.

Phone and Internet The main carriers are Verizon, AT&T and T-Mobile. A prepaid plan needs no Social Security number, and among newcomers, T-Mobile and Mint Mobile prepaid plans are common choices. Home internet depends on the address: Spectrum, Xfinity, AT&T Fiber and local providers each cover different regions. Hurricane Season June 1 through November 30. Storms can reach any part of the state, though the impact varies. Exposed stretches include South Florida, the Atlantic Coast and the Gulf Coast. High-rises built after 2002 to Florida Building Code standards must meet wind-load and opening-protection rules set for their location. Those rules are toughest along the southeast coast and less demanding inland. Always keep storm supplies stocked. If officials order an evacuation, follow it. When you buy, ask your real estate agent about the property's insurance history, elevation certificate and flood zone, since together they drive much of what a Florida home costs to own. Insurance Costs Property insurance is a major cost across the state, especially along the coast, where average homeowner premiums have risen steeply in recent years. Many coastal homes now run $5,000–$8,000+ a year in homeowner's insurance, and the exact figure depends on the flood zone, the location and the type of construction. Build insurance into the full budget for any property you consider. Cultural Notes Healthcare providers, government offices and banks in South Florida often offer service in several languages. Contracts, disclosures and closing documents are signed in English, and supporting documents in another language normally need a certified translation. Tipping is expected: 18–20% at restaurants, plus $1–$2 for every drink at a bar. Across the state, climate and lifestyle vary: South Florida stays tropical all year, while winters in North Florida are mild and the seasons distinct.

No state income tax, so you keep more of your wages and investment gains Florida is the #1 U.S. destination for foreign real estate buyers. It has ranked first for international home sales for at least 15 straight years, drawing 20% of all foreign-buyer activity nationwide. Markets for every budget, with affordable inland cities and a luxury coast A strong rental market, with high statewide demand for long-term and seasonal rentals alike A gateway to Latin America and the Caribbean, as well as a key hub for international business and travel Warm weather all year, with beaches, food, the arts and plenty to do outdoors A growing economy that repeatedly places among the fastest-growing states in the country, with its tech, finance, healthcare and logistics sectors expanding Excellent connections, with international airports in Miami, Orlando and Tampa. Fort Lauderdale, Jacksonville and other cities have them too, and direct flights connect them to hundreds of destinations around the world. Favorable ownership laws: foreign buyers have broad rights to own property and strong legal protections, though SB 264 limits buyers domiciled in certain countries, as Section 1 explains