Canadians Buying Florida Real Estate
Stop Dreaming About
This View. Own It.
Canadian-led guidance for buying, investing, and relocating in Florida.
Canadian-led guidance for buying, investing, and relocating in Florida.
Licensed Florida REALTOR®
I am not just an agent who sells Florida real estate. I am a Canadian who went through every step you are considering, and I built a life and a business doing it.
After more than 15 years as a mortgage professional in Canada, working across every type of file from first-time buyers to corporations and holding companies, I decided to take everything I knew and plant roots in Florida. From foreign national mortgage options in Florida to cross-border tax structure, I went through every step a Canadian buyer goes through before helping a single client do the same. If you want to buy property in Florida as a Canadian, I understand exactly what that journey involves because I have lived it. I obtained my Florida real estate license, and I am a multi-property investor myself.
I work with Canadian buyers across Florida. My deepest expertise and network is in South Florida. Miami-Dade, Broward, and Palm Beach counties. Miami, Fort Lauderdale, Boca Raton, and Palm Beach are where I do most of my work. If you are looking at other parts of Florida, reach out and I will point you in the right direction.
I built a network of trusted professionals across mortgage, immigration law, real estate law, appraisal, property management, insurance, and tax so every Canadian I work with has everything they need through one person they trust.
Florida is not just a lifestyle choice for Canadians. It is the single most active international real estate market in the United States, and Canadians lead it by a significant margin.
Each South Florida market has its own character, price point, and lifestyle. Whether you are a Canadian buying a condo in Miami, a waterfront home in Fort Lauderdale, or a family property in Boca Raton, here is a quick guide to the four areas where most of my Canadian clients focus their search.
Luxury condos, Brickell financial district, Wynwood arts, Coconut Grove waterfront. The most international market in Florida with year-round rental demand.
Venice of America. World-class boating, Intracoastal waterways, beach lifestyle, and a strong established Canadian snowbird community.
Upscale and family-friendly. Gated golf communities, A-rated schools, beach access, and 25% of Palm Beach foreign purchases are Canadian.
Ultra-luxury estates, ocean-to-lake properties, and one of the most exclusive residential markets in the United States.
Ready to Start?
No pressure. No obligation. Just answers to your Florida questions from someone who has been through it herself.
Book a CallMost Florida real estate agents have never applied for a Canadian mortgage, filed a FIRPTA return, or wired a down payment across borders. I have done all of it. That changes everything.
I spent 15 years in Canadian mortgage lending. I know exactly what your bank will ask for, what your NOA means to a US lender, and which US loan programs work for Canadian buyers.
I understand the US visa questions Canadians ask and the steps that matter, and I refer clients to immigration attorneys who specialize specifically in Canadian applications.
I am a multi-property real estate investor myself. Every purchase recommendation I make is filtered through the same lens I use for my own money.
REALTOR®. Mortgage referral. Immigration attorney. Real estate lawyer. Appraiser. Property manager. Insurance. Tax accountant. One call reaches all of them through me.
I connect you with Florida-based accountants who understand FIRPTA withholding, US estate tax exposure for Canadians, and the Canadian tax implications of US property ownership.
Miami-Dade. Broward. Palm Beach. My deepest expertise is in the four markets Canadians love most: Miami, Fort Lauderdale, Boca Raton, and Palm Beach. I also work with buyers in other Florida markets and will connect you with the right professionals wherever you are looking.
Buying in a foreign country is complex. I have spent years building a network of trusted licensed professionals so every Canadian buyer I work with has the full team in place from day one.
Full buyer representation in Miami, Fort Lauderdale, Boca Raton, and Palm Beach. Residential, investment, waterfront, and luxury. I negotiate and guide you from offer through closing.
I connect you with loan officers experienced with Canadian buyers. Foreign national loans, DSCR investment loans, and conventional programs explained in plain language.
Referral service. Financing provided by licensed US lenders.
Considering a US investor visa or EB-5 program? I refer you to licensed attorneys who specialize in Canadian clients applying for US visas and immigration pathways.
Referral service. Legal advice provided by licensed immigration attorneys.
Every Florida transaction requires a real estate attorney. I connect you with lawyers experienced in cross-border purchases, FIRPTA compliance, and foreign buyer closings.
Referral service. Legal services provided by licensed Florida attorneys.
I connect you with licensed Florida appraisers and home inspectors so you know exactly what you are buying before you commit.
Referral service. Services provided by licensed Florida professionals.
Wiring a Canadian down payment to the US is not as simple as a bank transfer. I connect you with currency specialists who get Canadians better exchange rates and handle the cross-border wire properly.
Referral service. Currency services provided by licensed specialists.
Most agents hand you keys and disappear. My Canadian buyers get a network that keeps working for them long after closing day. Because owning in Florida is not just a transaction. It is a lifestyle that needs to run smoothly from 2,000 kilometres away.
When you go back to Canada, your Florida property needs someone looking after it. I connect you with trusted local property managers who handle maintenance, inspections, and tenant relations on your behalf.
Referral service. Services provided by licensed Florida property managers.
Many Canadian buyers rent their Florida property through Airbnb or VRBO during the months they are not using it. I connect you with professionals who set up, list, and manage short-term rentals so your property pays for itself.
Referral service. Rental management provided by licensed operators.
FIRPTA withholding, US rental income reporting, Florida property taxes, and Canadian cross-border tax obligations. I connect you with accountants who specialize in Canadian owners of US property.
Referral service. Tax advice provided by licensed accountants.
Florida insurance is not like Canadian insurance. Hurricane coverage, flood zones, and foreign-owned property policies require specialists. I connect you with brokers who know exactly what Canadians need.
Referral service. Insurance provided by licensed Florida brokers.
Need to update a kitchen, refresh a condo, or make a purchase-ready for rental? I connect you with trusted Florida contractors who work with absentee Canadian owners and can manage projects remotely.
Referral service. Work performed by licensed Florida contractors.
Questions come up after closing. Market updates. Refinancing. Selling. Adding a second property. I am here for the long-term relationship, not just the transaction. My Canadian clients come back to me for every Florida decision they make.
Most Canadians can visit and own property in Florida without a visa. But if you want to live and work here, or eventually build a permanent life, there are several paths. Here is a plain-language overview. My referral immigration attorneys will assess which path is right for you personally.
I am not an immigration attorney and I do not provide legal or immigration advice. All information below is general in nature. Immigration services are provided by licensed attorneys I refer my clients to.
Canadian citizens can enter the US without a visa and stay up to 6 months per visit as visitors. No work authorization. This covers the majority of Canadian snowbird property owners. No application required.
For Canadians who invest a substantial amount in a qualifying US business. Allows you to live and work in the United States. Renewable indefinitely. I connect clients with attorneys who specialize in Canadian E-2 applications.
A path to permanent residency through a significant US investment, typically $800,000 or more in a targeted employment area. For Canadians who want to eventually become US permanent residents through capital investment.
Available to Canadians in specific professional occupations listed under the USMCA trade agreement. Allows you to live and work in the US for a qualifying US employer. Common for doctors, engineers, accountants, and other professionals.
For Canadian executives, managers, or specialized knowledge workers who transfer to a US office or subsidiary of the company they already work for in Canada. Requires an existing employer relationship between US and Canadian entities.
For Canadians with demonstrated extraordinary ability in science, arts, education, business, or athletics. Requires evidence of sustained national or international acclaim. Also available for entertainment and film professionals.
Every Canadian buyer comes to Florida with a different goal. These are common starting points Carina helps buyers think through before they tour, make an offer, or speak with licensed professionals.
A Canadian buyer exploring a seasonal condo for winter use, with questions about budget, HOA fees, insurance, rental rules, and how long they can stay.
A Canadian buyer comparing cash versus financing, with questions about down payment, US mortgage options, closing costs, and buying without US credit history.
A Canadian buyer considering longer stays, family needs, business goals, or a future move, with questions about visa pathways, ownership structure, tax referrals, and professional guidance.
Ready to start your own Florida journey?
Book a Discovery CallWe talk through your goals, budget, timeline, and whether a visa pathway is part of the plan.
I connect you with a US loan officer experienced with Canadians. We map out your purchasing power before we start searching.
We identify properties in Miami, Fort Lauderdale, Boca Raton, or Palm Beach that match your lifestyle and investment goals.
I negotiate on your behalf and coordinate appraisal, inspection, attorney review, and title.
We close. Keys in hand. I coordinate everything so closing goes smoothly whether you are in Florida or back in Canada.
Four quick calculators built for Canadian buyers. See every dollar in USD and CAD before you fall in love with a property. General planning only. Confirm final figures with your lender, title company, attorney, insurance broker, and cross-border tax advisor.
Your Estimated Purchase Costs
Non-residents do not qualify for Florida's homestead exemption, so property tax will be higher than what US residents pay on the same home. When you eventually sell, FIRPTA withholding (typically 15% of gross sale price) will apply. Use the FIRPTA tab above to estimate that figure now.
Your Estimated Monthly Cost
Estimates only. Confirm with your lender, insurer, and county tax records.
When a Canadian (or other non-US person) sells a US property, the buyer's title company withholds a portion of the gross sale price and remits it to the IRS. This is not your final tax. It is a deposit. You file a US return afterwards and may receive a refund. The withheld amount and the actual tax you owe are two different numbers. Consult a cross-border tax advisor before you sell.
Estimated FIRPTA Withholding
Type any amount in either field. For large transfers such as down payments and wire transactions, always confirm the rate and fees with your bank or a currency specialist, as spreads vary significantly from the mid-market rate shown here.
Buying in Florida from Canada involves more moving pieces than a local purchase. Here is every step, in order, so nothing surprises you.
These are the questions I hear most from Canadians considering a Florida purchase. If your question is not here, reach out directly and I will answer it personally.
Yes. Canadians can buy property in Florida with no special restrictions, whether it is a vacation home, a rental, or an investment, and you can hold it in your own name as a non-resident. General information only.
No. Buying property and entering the US are separate things, so no visa is needed to purchase. If living or working in the US is part of your plan, Carina can introduce you to licensed immigration attorneys.
No. Owning a home does not change your immigration status. Most Canadians can visit for up to 6 months per entry whether or not they own property. For longer stays, Carina can introduce you to licensed immigration attorneys.
Yes. US lenders offer foreign national loan programs made for Canadian buyers, usually with a larger down payment than US residents. Carina can introduce you to licensed lenders who work with Canadians. General information only.
Often, yes. Many foreign national programs look at your Canadian income, assets, and credit rather than a US credit score. Carina can introduce you to licensed lenders who specialize in this. Final advice should come from your lender.
Plan for your down payment plus closing costs and your first year of carrying costs. The calculators above give you a quick estimate in USD and CAD. Final figures should be confirmed with your lender and title company.
Closing costs are usually a few percent of the purchase price and vary by county, property type, and whether you finance. Use the Purchase Cost Estimator above to start, then confirm with your title company and lawyer. General information only.
Common costs include property taxes, insurance, HOA or condo fees, maintenance, and property management if you rent. The Monthly Carrying Cost tab above helps you estimate them. General information only.
Many Canadian buyers open a US bank account, and an ITIN is often needed for tax filing or rental income. Requirements depend on your situation. Carina can introduce you to licensed professionals who handle this. Final advice should come from your CPA.
Review the building rules, fees, reserves, and any rental restrictions before you commit, which matters even more under recent Florida inspection laws. Carina helps you review condo documents during due diligence. General information only.
Florida insurance differs from Canada, and wind and flood coverage are often separate policies that can be a meaningful cost. Carina can introduce you to licensed insurance brokers who work with Canadian owners. Final advice should come from your insurance broker.
Sometimes. Short-term rental rules depend on the state, the city, and your building or HOA, and some limit or prohibit it. Carina helps you check the rules before you buy. General information only.
FIRPTA is a US rule where part of the sale price is withheld for the IRS when a non-US person sells. It is a deposit, not your final tax, and some may be refunded after you file. Use the FIRPTA tab above to estimate it. Final advice should come from your CPA.
US estate tax can apply to US property owned by non-residents, though the Canada US tax treaty often provides relief and how you hold title matters. Carina can introduce you to licensed cross-border CPAs. Final advice should come from your CPA.
There is no single right answer, because the best structure depends on your goals, taxes, and estate plan, and it is best decided before you buy. Carina can introduce you to licensed professionals. Final advice should come from your CPA or lawyer.
Yes. Many Canadian buyers purchase entirely remotely using virtual tours, electronic signatures, and remote closings, and Carina coordinates it all so it runs smoothly. General information only.
Typically a Florida REALTOR, a lender, a real estate lawyer or title company, an insurance broker, and a cross-border CPA. Carina can introduce you to licensed professionals for each role.
You get the keys, and Carina stays available long after closing day with referrals for property management, insurance, tax, and rentals. General information only.
Whether you are ready to buy, still exploring, or just want to understand what is possible as a Canadian in Florida, reach out. No commitments. No pressure. Just a real conversation with someone who has been through it herself.
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carinasellsflorida.comLicensed With
North 2 South Realty International200 E Las Olas Blvd, Suite 1400, Fort Lauderdale, FL 33301Thank you. I will be in touch soon.
Carina Shnorhokian