Yes — a Brazilian can buy a house in the United States without a visa, a green card or a Social Security Number. There is no nationality restriction on owning US residential property. What does exist is a set of practical requirements — documentation, ownership structure, financing and tax obligations — and that is where most purchases stall.
Do I need a visa or residency to buy?
No. US law does not condition ownership of residential property on immigration status. You may buy as a foreign individual or through a US LLC formed for the purpose.
Buying also does not grant a visa, residency or any path to a green card. Anyone selling property on the promise of immigration status is selling something they do not have. The confusion is common and worth clearing up before any decision.
Between April 2025 and March 2026, foreign buyers purchased 67,100 US residential properties totalling US$ 45.3 billion, according to the National Association of Realtors. Florida captured 20% of that activity.
What is the step by step?
1. Decide the structure. Personal name or LLC. An LLC separates assets, simplifies succession and is the standard choice for buy-to-let.
2. Obtain an ITIN. The tax identification number for those without an SSN, requested from the IRS on Form W-7. Required to report rental income and for the eventual sale.
3. Open a US bank account. Needed to receive rent, pay expenses and support the loan.
4. Get pre-approved for financing. This sets the real budget before you look at property, not after.
5. Select the asset and make an offer. Using the state's standard contract, with the deposit held in escrow.
6. Inspection, title and closing. The title company verifies the chain of title, arranges title insurance and conducts closing.
How does financing work for non-residents?
The route most used by non-residents is the DSCR loan — Debt Service Coverage Ratio. It qualifies the borrower on the property's own ability to service the debt, measured by projected rent against the loan payment. It requires neither US personal income nor US credit history.
In practice that means a larger down payment — the usual band for foreign nationals is 25% to 30% — and a rate above a resident's conventional mortgage. In exchange, the underwriting is about the asset rather than about you.
There is a side effect rarely mentioned that matters for anyone whose wealth sits in reais: financing reduces currency exposure at the moment of purchase. Instead of converting the full price, you convert the down payment.
What does it cost beyond the price of the property?
Buyer closing costs typically run between 2% and 5% of value, varying by state and transaction type. These cover title insurance, recording fees, appraisal, inspection and lender costs where financing is involved.
After closing there are recurring costs: property tax, insurance, condominium or HOA dues where applicable, and management when the property is let. Florida levies no state income tax, which changes the net arithmetic relative to states such as New York or California.
And taxes?
Rental income earned by a foreign person is taxable in the US. Two regimes apply: 30% withholding on gross receipts, or taxation on net profit by formal election — which normally produces a lower burden, since it allows deduction of expenses and depreciation.
On sale, FIRPTA applies: a withholding rule on dispositions of US real property by foreign persons. The withholding is an advance payment, not a final tax; the reconciliation happens on the return.
Tax rules change and depend on the specific case. Treat the above as a map, not an opinion, and confirm with a CPA before signing.
Can it all be done remotely?
It can. Offer, inspection, financing and closing can be conducted remotely, with electronic signature and power of attorney where needed. Florida Realtors data shows roughly 68% of Brazilian buyers in Florida were not US residents — remote purchase is the norm, not the exception.
Sources
- IRS — ITIN and Form W-7
- IRS — FIRPTA withholding
- National Association of Realtors — foreign buyers, April 2025 to March 2026
- Florida Realtors — international transactions profile, Florida
Where are you on this path?
Pre-qualification takes three minutes and indicates the structure and asset type that fit your profile. Start pre-qualification.
