I need to retrieve the previous step outputs to get the complete context, including the article details and keywords.

Buying Luxury Real Estate in Sunny Isles Beach as a Foreign Investor: Your Complete Guide to U.S. Property Ownership

Contrary to popular belief, foreign buyers can absolutely purchase property in the United States—and Sunny Isles Beach, Florida is one of the most welcoming luxury markets for international investors. If you’ve hesitated because you thought U.S. property ownership was off-limits, think again. With the right guidance and expertise, foreign nationals can navigate the buying process smoothly and invest in some of South Florida’s most exclusive oceanfront properties.

The International Appeal of Sunny Isles Beach

Sunny Isles Beach has become a global destination for ultra-luxury real estate. The city’s recent approval of a 62-story luxury condominium tower—its tallest building yet—signals the continued momentum of high-end vertical development along Collins Avenue. This isn’t just construction; it’s a testament to strong international demand.

The market attracts wealthy buyers from around the world, particularly from Latin America, Europe, and Asia. Major branded developments like St. Regis Residences, Armani Casa, and Bentley Residences cater specifically to global investors seeking resort-style oceanfront living with world-class amenities.

Why foreign investors choose Sunny Isles Beach:

  • Direct oceanfront access with pristine beach views
  • Branded luxury towers offering 24/7 concierge and resort amenities
  • Strong rental income potential for vacation properties
  • Currency diversification and asset protection
  • Growing appreciation in an established luxury market
  • Well-developed infrastructure and international buyer networks

Understanding Foreign Buyer Rights in Florida

Many international investors worry about restrictions on property ownership in the U.S. The good news is straightforward: foreign nationals have essentially the same property rights as U.S. citizens in Florida. You can purchase residential condos, single-family homes, and commercial properties without citizenship or residency requirements.

What You Need to Know

No citizenship requirement. You don’t need to be a U.S. citizen or permanent resident to buy real estate in Florida. Foreign nationals from any country can purchase property outright.

FIRPTA compliance matters. If you’re a foreign seller, be aware of the Foreign Investment in Real Property Tax Act (FIRPTA), which requires withholding a portion of proceeds. As a buyer, this doesn’t directly affect you, but understanding it helps during negotiations.

Tax identification number (ITIN). Most foreign buyers need an Individual Taxpayer Identification Number for tax purposes. This is straightforward to obtain through the IRS and is required for financing and title registration.

Financing options exist. While some lenders are selective about foreign borrowers, many banks and specialized lenders work with international buyers. You may need a larger down payment (25-50% is common) and proof of income in your home currency.

Title ownership is simple. You can hold property in your own name, or use a Florida LLC for privacy and liability protection—a common strategy among international investors.

The Sunny Isles Beach Luxury Market in 2026

The current market landscape is remarkably active. Sunny Isles Beach remains highly competitive for both preconstruction and resale ultra-luxury condos, with strong interest from international buyers seeking premium oceanfront addresses.

Market highlights:

  • Branded towers dominate: Properties like St. Regis Residences command premium prices due to world-class service standards and international recognition.
  • Resort-style amenities: Private elevators, car elevators, fitness centers, spas, and 24/7 concierge service are standard in top buildings.
  • Oceanfront command premiums: Direct beachfront properties command higher per-square-foot pricing than comparable units with partial or no ocean views.
  • Strong rental demand: Major events across Greater Miami—art shows, sports tournaments, and lifestyle events—drive consistent short-term rental occupancy and tourism flows, converting visitors into second-home buyers.
  • Building code resilience: 2026 Florida Building Code upgrades ensure oceanfront properties meet enhanced wind-load, flood-risk, and material standards, increasing long-term asset value and buyer confidence.

Step-by-Step: How Foreign Buyers Purchase Property in Sunny Isles Beach

1. Assemble Your Team

Before making an offer, work with professionals experienced in international transactions. You’ll want:

  • A real estate agent with expertise in luxury sales and foreign buyer transactions
  • A real estate attorney licensed in Florida who understands international deals
  • A CPA or tax advisor familiar with foreign investor obligations
  • A mortgage broker if you plan to finance (optional for many international buyers)

2. Get Pre-Approved for Financing (if needed)

Many foreign buyers pay cash, but if you’re financing, apply early. Lenders need:

  • Proof of funds in your home country
  • Tax returns (translated if necessary)
  • Bank statements and income verification
  • Down payment typically 25-50% of purchase price

Sunny Isles Beach offers distinct submarkets. Compare your options:

  • Ultra-luxury branded towers (St. Regis, Armani Casa, Bentley Residences) for resort-style living with international prestige
  • Oceanfront resort-style living versus neighboring Golden Beach’s low-density, ultra-private estates
  • Urban lifestyle in Brickell versus Sunny Isles Beach’s beachfront appeal

Your preferences, investment goals, and lifestyle priorities will guide your choice.

4. Make an Offer and Negotiate

Once you’ve found your property, your agent will prepare an offer. Foreign buyers typically include:

  • Proof of funds from a bank in your home country (required for credibility)
  • Longer closing timeline (45-60 days is common for international transactions to allow time for wire transfers and documentation)
  • Contingencies for financing if you’re seeking a mortgage

5. Complete the Due Diligence

Your attorney will handle:

  • Title search to ensure clear ownership
  • HOA document review (condos have significant HOA fees; ensure you understand rules and financials)
  • Property inspection (highly recommended, even for new construction)
  • Survey and insurance requirements

6. Obtain Your ITIN and Tax ID

Work with your CPA or tax advisor to:

  • Apply for an ITIN from the IRS
  • Register for Florida tax purposes
  • Understand ongoing tax obligations (rental income, capital gains, etc.)

7. Secure Financing and Wire Funds

If financing:

  • Work with your lender to finalize the mortgage
  • Arrange wire transfers from your home country bank (typically 2-3 weeks before closing)

If paying cash:

  • Arrange international wire transfers well in advance
  • Confirm exchange rates and banking fees with your institution

8. Close the Deal

At closing, you’ll:

  • Sign all documents with your attorney present
  • Receive the deed
  • Receive keys and take possession

Total timeline: 45-90 days from offer to closing is typical for foreign buyers.

Common Concerns Foreign Buyers Have—Answered

“Will I have trouble financing?”

Many international buyers pay cash, but financing is available. Specialized lenders work regularly with foreign buyers. Expect to put down 25-50% and provide proof of funds and income verification. The process takes longer but is entirely manageable.

“What about taxes after I buy?”

You’ll owe Florida property taxes (typically 0.7-1% of assessed value annually) and, if you rent the property, federal income tax on rental earnings. However, you may be eligible for deductions related to maintenance, property management, and mortgage interest. Work with a U.S. tax professional to optimize your strategy.

“Can I use an LLC or trust to hold the property?”

Yes. Many international investors use a Florida LLC to hold title. This provides privacy, separates liability, and can simplify future sales. Discuss this strategy with your attorney and tax advisor—there are pros and cons depending on your situation.

“What if I want to sell later?”

Selling is straightforward. FIRPTA rules require withholding taxes if you’re selling at a gain, but your attorney and agent will handle this. Foreign sellers often work with the same professionals who helped them buy.

“Are there currency risks?”

Yes. If the U.S. dollar strengthens against your home currency, your investment gains in local terms. Conversely, a weaker dollar reduces returns when converted home. This is a real consideration—discuss it with your financial advisor.

Why Work With Beachway International Realty

Beachway International Realty, based in Deerfield Beach, Florida, specializes in luxury real estate across South Florida with decades of experience guiding high-net-worth individuals and international investors through complex transactions. Their team understands the unique needs of foreign buyers—from navigating U.S. purchase procedures to identifying investment-grade properties in sought-after submarkets like Sunny Isles Beach.

Beachway’s white-glove, personalized service focuses on client goals and lifestyle priorities. Their market intelligence and local expertise, combined with a global vision, make them trusted advisors for seamless transactions and client satisfaction. Whether you’re seeking a primary residence, vacation home, or investment property, their team provides the integrity and dedicated attention that international buyers deserve.

The Bottom Line: Your Path to U.S. Real Estate Is Clearer Than You Think

Foreign ownership of U.S. real estate is not difficult—it’s straightforward when you have the right team and information. Sunny Isles Beach, with its world-class luxury towers, strong international buyer base, and consistent market momentum, is an ideal entry point for international investors seeking premium oceanfront properties in South Florida.

By assembling experienced professionals, understanding the process, and taking time to choose the right property and location, you can confidently invest in a Sunny Isles Beach luxury property that delivers both lifestyle enjoyment and financial returns. The barriers you’ve imagined simply don’t exist. Your opportunity to own premium U.S. real estate starts now.