Brazilian investors can purchase real estate in the United States even if they do not have US citizenship, a Green Card, or permanent residency.
A property may be acquired to generate rental income, diversify wealth internationally, hold part of a portfolio in US dollars, provide personal or family use, or combine investment and lifestyle objectives.
However, purchasing US real estate from Brazil involves much more than selecting a property online and transferring funds.
The investor must define the strategy, calculate the complete capital requirement, verify any applicable ownership restrictions, select the appropriate legal structure, compare financing options, investigate the property, organize local management, and understand tax obligations in both the United States and Brazil.
This guide explains how Brazilians can invest in US real estate, from the initial planning stage through the purchase, rental operation, tax compliance, and future sale.
Quick answer: Brazilian investors can generally purchase property in the United States. The acquisition may be completed in cash or through eligible foreign national financing, and many transactions can be coordinated remotely. Before purchasing, the investor should evaluate the legal structure, source of funds, taxes, market, property condition, insurance, management, and exit strategy.
Purchasing a property does not guarantee appreciation, rental income, currency protection, tax savings, financing approval, or immigration benefits.
Can Brazilians Buy Real Estate in the United States?
Brazilian investors regularly participate in the US real estate market and may consider several property types, including:
- Single-family homes;
- Condominiums;
- Townhouses;
- Long-term rental properties;
- Vacation homes;
- Short-term rentals;
- Small multifamily properties;
- Certain commercial properties.
There is no general federal rule preventing every foreign person from purchasing ordinary residential real estate in the United States.
This does not mean that every transaction is completely unrestricted.
A purchase may be affected by:
- Economic and financial sanctions;
- State laws involving certain foreign persons or entities;
- Restrictions involving agricultural land;
- Property located near military installations or sensitive locations;
- Committee on Foreign Investment in the United States rules;
- Banking and source-of-funds procedures;
- Lender, insurer, title company, or closing-company requirements.
The US Department of the Treasury explains that the Committee on Foreign Investment in the United States, commonly known as CFIUS, has authority to review certain foreign investments and certain real estate transactions involving national-security concerns.
Review the official US Department of the Treasury CFIUS resource.
Before signing a contract, qualified legal counsel should confirm whether restrictions apply to the buyer, state, property type, or specific location.
Is a Visa Required to Buy Property?
Real estate ownership and immigration status are separate legal matters.
Purchasing property does not automatically provide:
- A tourist visa;
- A work visa;
- A Green Card;
- Permanent residency;
- US citizenship;
- Employment authorization;
- The right to remain in the United States beyond an authorized period.
An investor with immigration objectives should consult a qualified immigration attorney separately from the real estate transaction.
Why Do Brazilians Invest in US Real Estate?
Common objectives include:
- Receiving rental income in US dollars;
- Diversifying wealth outside Brazil;
- Reducing concentration in one currency;
- Seeking potential long-term appreciation;
- Owning a second residence;
- Using a property during vacations;
- Preparing for a future relocation;
- Building long-term family wealth;
- Combining personal use with rental activity.
The objective should be defined before searching for a property.
A home used frequently by the investor’s family may generate less rental income. A property selected primarily for cash flow may not be located in the most internationally recognized or desirable area for personal use.
International Participation in the US Market
The National Association of Realtors reported that foreign buyers purchased approximately 78,100 US existing residential properties between April 2024 and March 2025.
The estimated transaction volume reached approximately $56 billion.
The report also found that 47% of international buyers completed their purchases entirely in cash.
Florida remained the principal destination for foreign residential buyers, receiving approximately 21% of recorded international purchases during the reporting period.
Review the official National Association of Realtors International Transactions report.
These figures demonstrate meaningful international participation, but they do not indicate that every property or US market is appropriate for a Brazilian investor.
Step 1: Define the Investment Objective
Before selecting a city, determine what the property is expected to accomplish.
Monthly Rental Income
An income-focused investor prioritizes a property capable of generating sufficient rent to cover expenses and potentially produce positive cash flow.
Long-Term Appreciation
An appreciation-focused investor may accept lower current income in exchange for potential long-term value growth in a location with strong resale demand.
Personal Use
The investor and family may use the property during part of the year and rent it during other periods when legally permitted.
Dollar Diversification
The principal objective may be to hold part of the investor’s wealth in an asset whose price, income, expenses, and future sale proceeds are denominated in US dollars.
Balanced Strategy
A balanced strategy may combine rental income, personal use, and potential appreciation.
None of these strategies guarantees a result. The property must remain financially reasonable after all expenses, taxes, financing obligations, and risks are considered.
Step 2: Select a Rental Strategy
Long-Term Rental
A long-term rental generally uses a lease lasting six months, one year, or longer.
Potential advantages include:
- More predictable monthly income;
- Lower tenant turnover;
- Fewer cleaning and furnishing expenses;
- Reduced dependence on tourism;
- Simpler operations for an owner living in Brazil.
Potential risks include:
- Tenant nonpayment;
- Vacancy between leases;
- Property damage;
- Maintenance expenses;
- Lease-enforcement or eviction procedures;
- Rent remaining fixed during the lease term.
Short-Term or Vacation Rental
A short-term rental is generally furnished and rented by the night, week, or another short period.
Potential advantages include:
- Flexibility to adjust nightly rates;
- Potentially higher gross revenue in strong tourism markets;
- Possible personal use during selected periods;
- Distribution through multiple booking channels.
Potential expenses and risks include:
- Seasonality;
- Variable occupancy;
- Property-management commissions;
- Cleaning and laundry;
- Water, electricity, internet, and other utilities;
- Furniture, linens, and equipment;
- Platform fees;
- Specialized insurance;
- Licensing and lodging taxes;
- City, county, condominium, and homeowners association restrictions.
Being located near theme parks, beaches, or tourist attractions does not automatically mean short-term rental activity is permitted.
Medium-Term Furnished Rental
Medium-term rentals may serve:
- Traveling professionals;
- Relocating families;
- Corporate employees;
- Students;
- Patients and accompanying family members;
- Residents temporarily displaced by insurance claims.
This strategy may involve less turnover than nightly rentals but usually requires furniture, utilities, internet, and specialized management.
Step 3: Calculate the Complete Capital Requirement
The total investment is greater than the advertised price or down payment.
The budget may include:
- Purchase price or down payment;
- Earnest money deposit;
- Financing costs;
- Lender-required appraisal;
- Property inspection;
- Title search;
- Owner’s title insurance;
- Legal and accounting fees;
- LLC formation and administration when applicable;
- Property insurance;
- Prepaid taxes and insurance;
- Association fees;
- Repairs and renovations;
- Furniture and equipment;
- Rental licenses;
- Currency conversion and international transfer fees;
- Vacancy and maintenance reserves.
Illustrative Financed Purchase
Assume an investor considers a $400,000 property and receives a financing proposal requiring a 30% down payment.
| Category | Illustrative Amount |
|---|---|
| Property price | $400,000 |
| 30% down payment | $120,000 |
| Financing and closing costs | $16,000 |
| Inspection, appraisal, legal, and entity costs | $6,000 |
| Initial repairs or furnishing | $15,000 |
| Operating reserve | $20,000 |
| Illustrative total capital requirement | $177,000 |
This example is provided for educational purposes only. Costs and lender requirements vary according to the property, state, lender, insurance, investor profile, and rental strategy.
Do Not Use All Available Capital
After closing, the investor may require funds for:
- Mortgage payments during vacancy;
- Insurance deductibles;
- Roof replacement;
- Air-conditioning replacement;
- Electrical and plumbing repairs;
- Property-tax increases;
- Special association assessments;
- Legal and accounting expenses;
- Exchange-rate changes;
- Property emergencies.
Real estate is relatively illiquid. A sale may require weeks or months, and the desired sale price is not guaranteed.
Step 4: Compare Cash and Financing
Cash Purchase
Potential advantages include:
- No mortgage qualification;
- No monthly loan payment;
- Fewer lender-required documents;
- Potentially faster closing;
- No mortgage interest or loan-origination expenses.
Potential limitations include:
- Greater concentration of capital in one property;
- Reduced liquidity;
- Less capital available for diversification;
- The need to convert a significant amount into US dollars.
Financed Purchase
Potential advantages include:
- Preserving part of the investor’s liquidity;
- Committing less capital directly to the purchase price;
- Maintaining larger financial reserves;
- Potential ability to acquire additional assets over time.
Potential risks include:
- Interest and lender fees;
- Monthly payments during vacancy;
- Prepayment penalties;
- Balloon-payment provisions;
- Refinancing risk;
- Foreclosure and loss of the property after default.
Leverage can increase potential gains and potential losses.
Financing Options for Brazilian Investors
Some lenders offer products described as:
- Foreign national mortgages;
- DSCR loans;
- Portfolio loans;
- Business-purpose loans;
- Asset-based loans;
- Bank-statement programs.
There is no single standard financing program for all international investors.
Terms may depend on:
- Nationality and country of residence;
- Property type;
- Rental strategy;
- Loan amount;
- Down payment;
- Financial reserves;
- Credit history;
- Property rental income;
- Source of funds;
- Ownership structure;
- Lender policies.
What to Compare in a Loan
- Interest rate;
- Loan term;
- Fixed or adjustable rate;
- Origination points;
- Processing and underwriting fees;
- Monthly payment;
- Taxes and insurance included in the payment;
- Required reserves;
- Prepayment penalty;
- Balloon payment;
- Personal guarantees;
- Total cash required at closing.
A financing offer should not be selected based only on the advertised interest rate.
What Is an ITIN?
An Individual Taxpayer Identification Number is a federal tax-processing number issued by the Internal Revenue Service to certain individuals who need a US taxpayer identification number but do not have and are not eligible for a Social Security number.
An ITIN may be relevant for:
- Filing a US federal tax return;
- Reporting rental income;
- Applying for certain mortgage programs;
- Requesting an eligible refund;
- Completing certain FIRPTA procedures.
An ITIN does not provide:
- A visa;
- Residency;
- Employment authorization;
- Immigration benefits;
- Automatic mortgage approval.
An ITIN is not a universal requirement for signing every contract or completing every cash purchase.
The application is generally made using Form W-7. Review the official IRS ITIN application guidance.
Step 5: Select the Ownership Structure
The property may potentially be purchased through:
- Individual ownership;
- A single-member LLC;
- A multimember LLC;
- A partnership;
- A corporation;
- A trust;
- Another legal or estate-planning structure.
No structure is automatically best for every Brazilian investor.
The decision may affect:
- Liability;
- Financing;
- US taxation;
- Annual tax and information returns;
- Administrative costs;
- Estate and succession planning;
- Probate in the United States;
- FIRPTA;
- Brazilian tax reporting.
Individual Ownership
Potential advantages include:
- A simpler ownership structure;
- No separate entity-formation cost;
- Compatibility with certain financing programs.
Potential concerns include:
- Direct property-related liability;
- Estate and succession issues;
- Potential US probate;
- Less separation between personal and property activities.
Purchasing Through an LLC
An LLC may provide legal and administrative benefits in certain circumstances when correctly formed, maintained, and operated.
Potential advantages include:
- Separation between property activity and personal activity;
- Management rules established through an operating agreement;
- Separate banking and accounting;
- Potential succession-planning flexibility;
- Liability-management benefits under applicable law.
Potential obligations include:
- Formation fees;
- Annual state reports and fees;
- Registered-agent requirements;
- Separate banking;
- Bookkeeping;
- Federal tax and information returns;
- Brazilian reporting obligations;
- Lender restrictions.
An LLC Does Not Automatically Solve Every Problem
An LLC does not automatically eliminate:
- Federal tax on rental income;
- FIRPTA;
- Estate or succession exposure;
- Personal liability for the investor’s own actions;
- Personal guarantees required by lenders;
- Annual filing requirements;
- Brazilian tax obligations.
Form 5472 for Certain Foreign-Owned LLCs
A US disregarded entity wholly owned by a foreign person may be required to file Form 5472 attached to a pro forma Form 1120 when reportable transactions occur.
Reportable transactions may potentially include:
- Owner capital contributions;
- Distributions;
- Loans;
- Payments made by the owner on behalf of the entity;
- Other transactions with related foreign parties.
Review the official IRS Form 5472 resource.
The ownership structure should be selected before signing the purchase contract rather than during the final week before closing.
Step 6: Select the Real Estate Market
A market should not be selected only because:
- It is popular among Brazilian buyers;
- The investor visited the city on vacation;
- A friend purchased in the area;
- The property appears inexpensive;
- A developer offers an incentive;
- Someone predicts guaranteed appreciation.
Investors should evaluate:
- Population growth;
- Employment and economic sectors;
- Household income;
- Housing supply;
- Rental vacancy;
- Market rent;
- New construction;
- Property taxes;
- Insurance conditions;
- Rental regulations;
- Property-management availability;
- Resale demand.
Florida
Florida is frequently considered by Brazilian investors because of geographic proximity, international airports, Portuguese-speaking professional networks, tourism, and a diverse property market.
Florida does not impose personal income tax on individuals. This does not eliminate federal income tax, local property taxes, lodging taxes, or entity obligations.
Review the official Florida Department of Revenue guidance.
Orlando and Central Florida
The region may offer:
- Vacation homes in legally authorized communities;
- Long-term residential rentals;
- Medium-term furnished properties;
- Single-family homes and townhouses in new communities.
Orlando, Kissimmee, Davenport, Haines City, and Clermont are located in different cities and counties. Rental rules must be verified for the specific property address.
Miami and South Florida
These markets may appeal to investors seeking:
- International recognition;
- Urban or luxury real estate;
- Personal use;
- Potential long-term appreciation.
Investors should carefully evaluate association fees, building reserves, insurance, special assessments, and rental restrictions.
Tampa, Jacksonville, and Other Markets
These markets may provide residential rental opportunities but must be evaluated at the neighborhood and property level.
A lower property price does not automatically produce a stronger investment return.
Step 7: Calculate the Net Return
Gross rent is not profit.
Potential expenses include:
- Vacancy;
- Property management;
- Property taxes;
- Insurance;
- Association fees;
- Maintenance;
- Repairs;
- Water, electricity, and internet;
- Cleaning;
- Landscaping and pool service;
- Booking-platform fees;
- Furniture and equipment;
- Accounting and legal expenses;
- Mortgage payments;
- Reserves for future replacements.
Illustrative Annual Analysis
| Category | Illustrative Annual Amount |
|---|---|
| Gross rental income | $42,000 |
| Vacancy allowance | -$2,100 |
| Property management | -$4,200 |
| Property taxes | -$6,000 |
| Insurance | -$4,500 |
| Association fees | -$2,400 |
| Maintenance and reserves | -$4,000 |
| Illustrative net operating income | $18,800 |
Financing, federal income tax, capital improvements, and owner-specific expenses would then need to be considered.
Important Investment Metrics
Gross rental yield = annual gross rent ÷ property price × 100
Net operating income = operating income − operating expenses
Capitalization rate = net operating income ÷ property value × 100
Pre-tax cash flow = net operating income − financing payments
Cash-on-cash return = annual pre-tax cash flow ÷ total cash invested × 100
Use Conservative Scenarios
In addition to the expected scenario, model:
- Rent 10% below projection;
- Two or three months of vacancy;
- Insurance 20% above the initial estimate;
- Higher property taxes;
- A major repair;
- No property appreciation;
- Unfavorable currency movement;
- A future sale below the expected price.
A property that works only under the most optimistic assumptions may involve excessive risk.
Step 8: Submit the Offer and Complete Due Diligence
The purchase contract may address:
- Purchase price;
- Earnest money deposit;
- Inspection period;
- Financing conditions;
- Closing date;
- Appraisal;
- Title requirements;
- Association approval;
- Seller credits;
- Furniture included in the sale;
- Conditions allowing cancellation.
The investor should understand which deposits are refundable and which deadlines are mandatory.
Independent Property Inspection
An inspection may evaluate visible conditions involving:
- Roof;
- Structure;
- Electrical system;
- Plumbing;
- Air conditioning;
- Water intrusion;
- Appliances;
- Safety items.
Specialized inspections may be appropriate for pools, foundations, mold, pests, sewer systems, or other property components.
Title Search and Title Insurance
A title search reviews public records involving:
- Legal ownership;
- Mortgages;
- Liens;
- Recorded debts;
- Easements;
- Restrictions;
- Other claims.
Owner’s title insurance may protect the buyer against certain covered ownership problems that existed before the purchase.
Review the official Consumer Financial Protection Bureau title-insurance guidance.
Condominium and Homeowners Association Review
Review:
- Monthly fees;
- Budget;
- Financial reserves;
- Special assessments;
- Rental restrictions;
- Minimum lease periods;
- Tenant-approval procedures;
- Association insurance;
- Pending litigation;
- Recent meeting minutes.
Insurance
Obtain an insurance quote before the inspection or due-diligence period expires.
Review:
- Annual premium;
- Deductibles;
- Rental-use coverage;
- Liability coverage;
- Flood insurance;
- Hurricane and windstorm coverage;
- Loss-of-rental-income coverage;
- Roof and property-age requirements.
Property Taxes
Do not automatically use the seller’s current property-tax bill as the investor’s future estimate.
The taxable value and available exemptions may change after the ownership transfer.
Step 9: Prepare for Closing
Before closing, the buyer should:
- Review the ownership name shown on the deed;
- Confirm financing;
- Review the final settlement statement;
- Confirm insurance;
- Complete a final walkthrough;
- Confirm the required funds;
- Verify banking instructions;
- Sign the required documents;
- Confirm deed recording.
Closing Disclosure
For covered consumer mortgage transactions, the Closing Disclosure provides final information regarding the loan terms and closing costs.
The Consumer Financial Protection Bureau states that borrowers generally must receive this document at least three business days before the scheduled closing.
Review the official Closing Disclosure guide.
Certain business-purpose or investment-property loans may not follow the same disclosure system. In those cases, request a detailed written proposal and complete fee schedule.
Protect the Transaction From Wire Fraud
Before transferring the deposit or closing funds:
- Confirm the recipient’s legal name;
- Confirm the bank and account number;
- Call the closing company using a previously verified telephone number;
- Do not rely only on an email containing new banking instructions;
- Question last-minute account changes;
- Confirm receipt immediately after sending the funds.
Can the Purchase Be Completed Remotely?
Many US property purchases can be coordinated remotely through:
- Virtual property tours;
- Electronic signatures;
- Online financing applications;
- Independent inspections;
- Electronic document review;
- International wire transfers;
- Remote or consular notarization when accepted;
- Courier delivery of original documents.
The procedure depends on the state, lender, closing company, document type, and the investor’s physical location.
The remote-closing process should be confirmed before the purchase contract is signed.
Step 10: Select the Property Manager
An investor living in Brazil needs a local system for operating the property.
A property manager may coordinate:
- Advertising;
- Tenant or guest screening;
- Lease preparation;
- Rent collection;
- Maintenance;
- Inspections;
- Cleaning;
- Communication;
- Emergency response;
- Financial reporting.
Review the Management Agreement
Confirm:
- Monthly management fee;
- Tenant-placement fee;
- Lease-renewal fee;
- Maintenance coordination fees;
- Contractor markups;
- Manager spending authority;
- Required reserve balance;
- Contract duration;
- Termination procedure;
- Reporting frequency.
The property manager should be selected before closing so the property can begin operating through an organized process.
US Federal Tax on Rental Income
Rental income from property located in the United States is generally considered US-source income.
The IRS states that income from US real property owned by certain nonresident aliens is generally subject to a 30% tax, or a lower applicable treaty rate, when it is not treated as effectively connected with a US trade or business.
This default treatment may apply to gross rental income without deductions.
A qualifying owner may make an election under Internal Revenue Code Section 871(d) to treat the income as effectively connected income.
When the election and tax filings are properly completed, eligible expenses may generally be deducted before federal income tax is calculated.
Review the official IRS guidance for nonresident owners of US real property.
Potential Deductible Expenses
Depending on the ownership structure, documentation, and applicable tax treatment, expenses may include:
- Property management;
- Mortgage interest;
- Property taxes;
- Insurance;
- Association fees;
- Repairs;
- Utilities paid by the owner;
- Advertising;
- Legal and accounting services;
- Depreciation.
Review IRS Publication 527 for information about residential rental income, expenses, and depreciation.
Depreciation
A residential rental building is generally depreciated under the applicable federal system over a 27.5-year recovery period using the straight-line method and mid-month convention.
Land is not depreciable.
Depreciation may reduce current taxable income, but it may also affect the federal tax calculation when the property is sold.
FIRPTA When the Property Is Sold
FIRPTA means the Foreign Investment in Real Property Tax Act.
When a foreign person sells a US real property interest, the buyer or another withholding agent generally must withhold part of the amount realized.
The general withholding rate is commonly 15% of the amount realized, subject to exceptions and specialized procedures.
The amount realized may include:
- Cash paid to the seller;
- The value of other property transferred;
- Liabilities assumed by the buyer;
- Liabilities to which the property remains subject.
Illustrative FIRPTA Example
Assume a property is sold for $600,000 and the general 15% withholding rate applies:
$600,000 × 15% = $90,000
This does not necessarily mean the seller’s final federal tax is $90,000.
FIRPTA generally functions as a withholding mechanism. The seller files the applicable federal tax return, calculates the actual tax, and claims credit for the amount withheld.
Review the official IRS FIRPTA Withholding guidance.
In certain circumstances, Form 8288-B may be used to request a reduced withholding certificate.
Tax and Reporting Obligations in Brazil
A person who remains a Brazilian tax resident may have obligations involving:
- Reporting foreign real estate ownership;
- Reporting an interest in a US LLC or other entity;
- Reporting foreign rental income;
- Capital-gains taxation;
- Foreign bank accounts;
- US taxes paid or withheld;
- Brazilian Capital Abroad declarations when applicable;
- Brazilian rules involving controlled foreign entities.
Brazilian tax authorities require foreign property to be reported in the applicable assets section.
Taxable foreign income received by a Brazilian tax resident may also be subject to Brazilian reporting and payment rules.
Review the official resources:
- Brazilian Federal Revenue Service — Real Estate and Other Assets;
- Brazilian Federal Revenue Service — Foreign Income and Carnê-Leão;
- Central Bank of Brazil — Brazilian Capital Abroad.
Requirements depend on tax residency, ownership structure, income source, and the investor’s individual circumstances.
US tax planning should be coordinated with a qualified Brazilian tax professional.
Estate and Succession Planning
The investor should determine what happens to the property if the owner dies or becomes incapacitated.
Important questions include:
- Who will inherit the property?
- Will US probate be required?
- How will an LLC interest be transferred?
- Could US estate tax apply?
- How will mortgage obligations continue?
- Who will manage the property?
- How will the inheritance be treated in Brazil?
Changing ownership after purchase may create legal, tax, title, financing, and gift consequences. Succession planning should be reviewed before closing.
Complete Investment Process
- Define the objective: income, appreciation, personal use, or diversification.
- Establish the budget: include purchase, closing, repairs, and reserves.
- Build the professional team: real estate, legal, tax, lending, insurance, inspection, and management.
- Select the ownership structure: individual, LLC, or another appropriate structure.
- Organize the source of funds: prepare banking and financial documentation.
- Compare cash and financing: evaluate the complete cost.
- Select the market: use rental, employment, supply, insurance, and tax data.
- Select the property: compare price, condition, rental income, and resale demand.
- Submit the offer: understand deposits, deadlines, and contingencies.
- Complete due diligence: inspection, title, association, insurance, and taxes.
- Finalize financing: review every term and fee.
- Prepare management: organize operations before closing.
- Complete closing: verify documents and wire instructions.
- Organize accounting: maintain separate accounts and records.
- Complete tax compliance: coordinate US and Brazilian obligations.
- Monitor performance: compare actual results with projections.
- Plan the future sale: consider expenses, taxes, FIRPTA, and currency conversion.
Documents That May Be Requested
- Valid passport;
- Proof of address;
- Tax-residency information;
- Bank statements;
- Source-of-funds documentation;
- Income or asset verification;
- Bank or credit references;
- LLC documents;
- ITIN or EIN when applicable;
- Lender-required documentation;
- Insurance policy;
- Tax forms.
Common Mistakes Brazilian Investors Should Avoid
- Selecting a property before defining the strategy;
- Assuming every foreign investor can purchase without restrictions;
- Confusing real estate ownership with immigration benefits;
- Using all available capital at closing;
- Calculating returns using only gross rent;
- Selecting a city only because it is popular among Brazilians;
- Relying only on seller or developer projections;
- Creating an LLC without tax analysis;
- Selecting the ownership structure after signing the contract;
- Comparing loans only by interest rate;
- Ignoring prepayment penalties;
- Purchasing a vacation rental without confirming permission;
- Skipping an independent inspection;
- Failing to obtain insurance during due diligence;
- Using the seller’s current property tax as the future estimate;
- Ignoring special association assessments;
- Selecting a property manager only because of a low fee;
- Failing to maintain reserves;
- Ignoring US tax returns;
- Ignoring Brazilian tax reporting;
- Learning about FIRPTA only when the property is sold;
- Sending funds using unverified wiring instructions.
Frequently Asked Questions
Can a Brazilian buy real estate in the United States?
Brazilian investors can generally purchase US property. The transaction must still comply with sanctions, state restrictions, location-specific rules, banking procedures, and requirements applicable to the buyer and property.
Is a US visa required?
A visa is not automatically required solely to own property. Purchasing real estate does not provide a visa, residency, or employment authorization.
Is an ITIN required before purchasing?
Not for every transaction. An ITIN may be required for tax filings, certain financing programs, and other federal tax procedures.
Can Brazilian investors obtain US financing?
Some lenders offer foreign national mortgages, DSCR loans, and other investment-property programs. Terms vary according to the borrower, down payment, property, rental income, reserves, and lender.
How much down payment is required?
There is no universal percentage. Requirements depend on the lender, loan program, property, borrower profile, and loan amount.
Is it better to pay cash?
A cash purchase may simplify part of the transaction and eliminate mortgage payments, but it can concentrate substantial capital in one asset. Financing preserves liquidity but increases expenses and risk.
Is an LLC mandatory?
No. An LLC may be appropriate in certain circumstances, but it can also create costs, tax returns, banking requirements, and Brazilian reporting obligations.
Can the property be purchased without traveling to the United States?
Many transactions can be coordinated remotely. The procedure depends on the state, lender, title or closing company, documents, and notarization requirements.
Is a US bank account required?
A US bank account may not be mandatory for every purchase, particularly certain cash transactions. It usually makes rental collection, expense payments, reserves, and accounting easier.
Which city is best for investment?
There is no single best city. The decision depends on budget, rental strategy, operating expenses, insurance, property taxes, demand, supply, and the investor’s objective.
Is Orlando suitable for Brazilian investors?
Central Florida offers short-term, medium-term, and long-term rental opportunities. Each city, community, and association has different rules and financial results.
Can the investor use the property personally and also rent it?
Potentially, when rental activity is permitted by local law, the association, insurance, and financing documents. Personal use can affect rental income and tax treatment.
How can an investor determine whether the property is profitable?
Subtract vacancy, management, taxes, insurance, association fees, maintenance, utilities, financing, and reserves from realistic rental income.
Do Brazilian investors pay US tax on rental income?
Yes. US rental income can create federal tax and filing obligations. The calculation depends on tax residency, ownership structure, tax elections, income, and expenses.
Does the rental income also need to be reported in Brazil?
A Brazilian tax resident may have obligations involving foreign income and assets held outside the country.
What happens when the property is sold?
The sale may create federal tax and FIRPTA withholding. Brazilian tax and currency-related obligations may also apply.
Is FIRPTA the final tax?
Not necessarily. FIRPTA is generally a withholding mechanism. The seller calculates the actual federal tax on the applicable return and claims credit for the amount withheld.
What is the first step?
The first step is defining the investment objective, complete budget, and legal and tax structure before searching for properties.
Invest With Structure, Not Only With Enthusiasm
Purchasing US real estate may help Brazilian investors create dollar-denominated rental income, diversify wealth, and access an international property market.
The result depends on the combination of strategy, purchase price, market, financing, expenses, insurance, ownership structure, taxation, management, and exit planning.
The strongest property is not necessarily the most attractive home, the one closest to the theme parks, or the one promoted with the highest gross rental revenue.
It is the property that continues to make financial sense after all costs, taxes, risks, and conservative scenarios are considered.
Buldora helps Brazilian investors compare US real estate markets, understand available ownership structures, evaluate properties through complete financial scenarios, and coordinate the process with qualified real estate, legal, tax, lending, insurance, inspection, and property-management professionals.
Start your US real estate investment analysis with Buldora
About the Author
Raphaela Banks is Co-Founder and Global Real Estate Strategist at Buldora Invest. She develops strategies and educational content to help international investors understand real estate opportunities in the United States, Brazil, and Dubai.
Sources and References
This article was researched using official real estate reports, government publications, federal tax guidance, consumer-protection materials, and Brazilian regulatory resources. Laws, taxes, financing programs, property values, insurance conditions, and requirements may change after publication.
- National Association of Realtors — International Transactions in U.S. Residential Real Estate
- National Association of Realtors — Complete 2025 International Transactions Report
- US Department of the Treasury — CFIUS
- Internal Revenue Service — How to Apply for an ITIN
- Internal Revenue Service — Form W-7
- Internal Revenue Service — Nonresident Aliens: Real Property Located in the United States
- Internal Revenue Service — Publication 519, U.S. Tax Guide for Aliens
- Internal Revenue Service — Publication 527, Residential Rental Property
- Internal Revenue Service — Form 5472
- Internal Revenue Service — FIRPTA Withholding
- Internal Revenue Service — Form 8288-B
- Consumer Financial Protection Bureau — Closing on Your New Home
- Consumer Financial Protection Bureau — Closing Disclosure
- Consumer Financial Protection Bureau — Title Insurance and Closing Services
- Florida Department of Revenue — Florida Personal Income Tax
- Brazilian Federal Revenue Service — Real Estate and Other Assets
- Brazilian Federal Revenue Service — Foreign Income and Carnê-Leão
- Central Bank of Brazil — Brazilian Capital Abroad
This article is provided for general informational and educational purposes only. It does not constitute legal, tax, accounting, immigration, banking, currency, lending, insurance, financial, property-management, or investment advice. Requirements vary according to the buyer, tax residence, ownership structure, state, property, lender, and rental strategy. Real estate investment involves risks including vacancy, declining property values, unexpected expenses, financing default, currency movements, regulatory changes, and financial loss. International investors should consult qualified professionals in the United States and Brazil before purchasing, financing, structuring, renting, or selling property.
