Ownership, financing, tax and closing — explained for buyers who live outside the United States.
Naples has long drawn buyers from Canada, the United Kingdom, Germany, Switzerland and Latin America, and a meaningful share of our clients purchase without ever setting foot in our office. There is no citizenship or residency requirement to own property in Florida. What differs for an international buyer is the process around it, and that is where an experienced advisor and the right closing agent make the difference.
| Eligibility | Any non-U.S. person or entity may purchase Florida real estate; no visa or residency required to own |
| Ownership | Individually, jointly, or through a U.S. or foreign entity; structure chosen with your tax advisor before contract |
| Financing | Cash is most common; foreign-national mortgages available from select lenders, typically 30 to 40 percent down |
| Identification | Passport for purchase; a U.S. taxpayer number (ITIN) is needed for rental income and eventual sale |
| Taxes | Annual property tax; FIRPTA withholding of 15 percent on a future sale; no state income tax in Florida |
| Closing | Remote signing by mail-away with consular or apostilled notarization; funds wired to the closing agent |
| Timeline | Cash: 3 to 5 weeks from contract, allowing for international wires and document couriering |
Request a Curated Selection of Naples Residences
Tell us where you are, what you are looking for and how you intend to use the property — seasonal residence, investment, eventual relocation — and we will assemble a private, tailored selection with video walk-throughs on your time zone. Complimentary, discreet and without obligation.
How Ownership Is Structured
International buyers hold Florida property in their own names, jointly, or through an entity such as a U.S. limited liability company or a foreign corporation. The right structure depends on your home country's tax treaty with the United States, estate planning, liability and whether the property will be rented. We do not give tax advice, but we work alongside cross-border accountants and attorneys who do, and we recommend settling the structure before the contract is signed rather than after.
Financing and Funds
Most international purchases in Naples' luxury market are cash, and sellers expect proof of funds with an offer. Buyers who prefer to finance can obtain foreign-national mortgages from a small number of lenders, generally with 30 to 40 percent down, reserves on deposit and documentation of foreign income. Currency conversion and wire timing matter: we coordinate with your bank or foreign-exchange provider so deposits and closing funds arrive on schedule, and we verify every wire instruction by telephone before money moves.
Taxes to Understand Before You Buy
Florida has no state income tax. Property tax is assessed annually by Collier County and is generally 1 to 1.5 percent of value; non-residents are not eligible for the homestead exemption. Rental income is subject to U.S. federal tax and requires a taxpayer identification number. On a future sale, FIRPTA requires the buyer to withhold 15 percent of the gross price for the IRS, reclaimable against actual gain on a tax return — planning for this at purchase avoids surprises at exit. Your home country may also tax the ownership or sale; a cross-border advisor should confirm before you close.
Purchasing Without Visiting
Video walk-throughs on your schedule, remote inspections with reports delivered the same day, and a transaction manager who coordinates every vendor in your absence. Closing documents are signed by mail-away: the deed and mortgage documents are notarized at a U.S. embassy or consulate, or by a local notary with an apostille, and couriered to the closing agent. Many buyers complete the entire purchase this way and visit for the first time as owners.
Condominiums, Associations and Restrictions
Condominium and homeowner associations approve every purchaser, international or not, and their rental, pet and occupancy rules apply equally. We review the association documents, milestone inspection status and reserves for any building you consider. Florida law also places restrictions on real estate ownership by certain foreign principals from a small number of designated countries; we confirm eligibility at the outset so it never becomes an issue at closing.
Owning From Abroad
For owners who will use the residence seasonally or lease it, Alpizar Property Management handles tenant placement, association compliance, maintenance, storm preparation and inspections, with reporting delivered wherever you are. Combined with our brokerage, it means one firm looks after the property from purchase through every season you are away.
International Buyers — Frequently Asked Questions
Can a non-U.S. citizen buy property in Naples, Florida?
Yes. There is no citizenship or residency requirement to purchase or own real estate in Florida. Buyers need a valid passport, proof of funds and, for rental income or a future sale, a U.S. taxpayer identification number. Florida law restricts ownership by certain foreign principals from a small number of designated countries; we confirm eligibility before contract.
Does buying property in Florida provide a visa or residency?
No. Property ownership does not confer immigration status. Most international owners visit on a tourist visa or visa waiver, which permits stays of up to six months (Canadians) or 90 days (visa-waiver countries) per visit. Buyers seeking residency should consult an immigration attorney separately.
Can international buyers get a mortgage in Florida?
Yes, through lenders offering foreign-national programs. Expect 30 to 40 percent down, higher rates than conventional loans, documentation of foreign income and assets, and reserves on deposit. Cash remains the most common and competitive approach in the luxury market.
What is FIRPTA?
The Foreign Investment in Real Property Tax Act requires the buyer of U.S. real estate from a foreign seller to withhold 15 percent of the gross sale price and remit it to the IRS. The seller then files a U.S. tax return to reconcile the withholding against actual gain. It affects you when you sell, not when you buy, but ownership structure chosen at purchase can affect how it applies.
Can I close on a Naples property from outside the United States?
Yes. Closing documents are signed abroad and notarized at a U.S. embassy or consulate or by a local notary with an apostille, then couriered to the closing agent. Funds are wired internationally. Allow an extra one to two weeks in the contract timeline for couriering and wire clearance.
Why work with Alpizar & Company as an international buyer?
Alpizar & Company is a family-owned independent brokerage founded in Naples in 2019, specializing in luxury waterfront and coastal real estate, with a property management firm that looks after owners' residences while they are abroad. Led by Robert Alpizar (CLHMS, GRI, SRS, PSA) and Marlene Alpizar, our team represents a limited number of buyers at a time and works with experienced cross-border closing agents, lenders and advisors. Consultations are complimentary. Call, text or WhatsApp (239) 438-1102.
This page is general information and not legal, tax, immigration or lending advice. Requirements vary by country of residence and change over time; consult qualified cross-border advisors before purchasing.
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Connect with Real Estate Advisors... not Salespeople.
Alpizar & Company is a family-owned independent brokerage specializing in luxury waterfront real estate across Naples' most sought-after neighborhoods. Led by Robert Alpizar (CLHMS, GRI, SRS, PSA) and Marlene Alpizar, our team operates as advisors — not salespeople — guiding buyers and sellers with firsthand local expertise and no corporate quotas.
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