Buying Luxury Real Estate in Weston as an International Buyer

Last Updated: October 2026

When an international client calls me about Weston, the first question is rarely about the house. It is about the plan. Will this be a family residence, a seasonal base, or one piece of a wider ownership strategy? Each answer changes what we need to settle before an offer goes in.

For international buyers, luxury real estate in Florida asks for more coordination than a typical purchase: the right property, legal eligibility, financing, and a way to run the home from abroad. The most useful starting point is a clear plan. How you will use the property, who will own it, where the funds will come from, and who will look after it when you are away.

IN THIS GUIDE

1. Who can buy luxury real estate in Florida as an international buyer
2. A home that works when you are home, and when you are not
3. Where the money comes from, and how long it takes to arrive
4. How you hold title, and what the home costs each year
5. FIRPTA, on the way in and the way out
6. Closing a purchase from another country
7. A first conversation worth having
8. Frequently Asked Questions

Who can buy luxury real estate in Florida as an international buyer

Foreign nationality alone does not tell you whether a purchase is permitted. Florida's rules distinguish between individuals and entities, where someone is domiciled, immigration status, and where the property sits. Before you sign an offer, sit down with a Florida real estate attorney who can look at your specific circumstances.

SB 264 in plain terms

The ownership provisions associated with SB 264 live in Chapter 692, Part III. They address agricultural land, property near designated facilities, and certain ownership involving China. The statutory definition of a foreign principal covers some individuals domiciled in a designated country who are neither U.S. citizens nor lawful permanent residents, along with specified entities and officials. (Source: Florida Senate, Section 692.201, 2026 Florida Statutes, October 2026)

The statute names China, Russia, Iran, North Korea, Cuba, Syria, and the Venezuelan regime of Nicolás Maduro as countries of concern. Read that list alongside the foreign principal definitions. It is not a blanket rule based on where someone was born.

Section 692.203 covers foreign principals acquiring property on or within 10 miles of military installations or critical infrastructure. Section 692.204 adds a broader restriction for specified buyers involving China, including certain individuals domiciled in China. Both sections include a limited residential exception, with conditions that include a parcel of up to two acres, a location outside five miles of a military installation, and qualifying nontourist visa or asylum documentation. Your attorney should walk through every condition, any registration duties, and the property itself.

Expect paperwork at closing too. Florida Real Estate Commission rules call for buyers of real property to sign an affidavit under penalty of perjury, attesting to compliance with these sections. (Source: Florida Administrative Code, Rule 61J2-10.200, October 2026)

The litigation history matters as well. In November 2025, the Eleventh Circuit held in Shen v. Simpson that no plaintiff had standing to challenge the purchase restriction. Most of the plaintiffs were domiciled in Florida, so the restriction did not reach their planned purchases, and the plaintiff who was arguably domiciled in China had no concrete plan to buy another property. The court did not decide the merits of the purchase restriction itself. (Source: Eleventh Circuit opinion, No. 23-12737, November 2025) Older headlines about temporary relief should not be read as a statement of current eligibility.

A surname or a language is not an eligibility test, and forming a company should never be assumed to solve an ownership restriction. Ask counsel to confirm the law and any court orders that apply to your transaction.

A home that works when you are home, and when you are not

Start with how you expect to use the house. A full time move calls for a different search than a home occupied a few weeks a year. Think about work schedules, visiting family, travel routines, and how much maintenance you are willing to coordinate from a distance.

I usually suggest buyers begin with the Weston community guide to get oriented, then compare individual properties. The South Florida neighborhood guide adds useful context before you narrow a shortlist, and our look at the neighborhoods people most often choose in Weston shows how different areas feel day to day.

• Daily rhythm: Drive your real routes at the hours you would travel them.
• Layout: Think about guest privacy, a home office, stairs, storage, and how you will use the outdoor space.
• Absentee ownership: Decide who watches the house through storms, repairs, and deliveries, and who has access.
• Community documents: Ask for the current association rules, fees, application requirements, and leasing provisions before you fall for a property.

If schools matter to your decision, verify the assignment for the exact address directly with the district. A listing description is a starting point for your questions, not a substitute for confirmation.

Where the money comes from, and how long it takes to arrive

For a foreign national mortgage on a Florida luxury property, ask each lender whether they can evaluate your residency, income, assets, and proposed ownership. Get the document list in writing, and ask how long they need to review records from your home country.

Then the practical questions. Which documents need translation? Must assets sit in a particular account? How are reserves calculated? Is your proposed ownership structure acceptable? Confirm the down payment and terms directly. A figure quoted to another borrower may not apply to you. The table below lists questions to resolve, not quoted terms.

International buyer funding questions, Weston FL

Planning questions prepared by Dluxuss Group. For comparing mortgage terms and closing costs, see the CFPB Loan Estimate Explainer, October 2026.

For a cash purchase, settle the transfer route before the deposit is due. Build your calendar around the sending bank, the receiving institution, and any documentation they require. And verify wire instructions independently, using a telephone number you confirmed beforehand.

How you hold title, and what the home costs each year

Before deciding how to take title, ask your attorney and a cross border tax advisor to compare personal ownership with any entity or trust you are considering. Bring inheritance goals, ongoing administration, financing compatibility, rental plans, and your eventual resale into the conversation. Choose the structure that fits your circumstances, not one that promises privacy or tax savings in general terms.

Then build the annual budget: property taxes, insurance, association charges, landscaping, pool service, utilities, repairs, and management while you are overseas. Request quotes and records specific to the property before you treat the budget as settled.

One thing buyers are sometimes surprised by: the seller's current tax bill is not a forecast of yours. The Broward County Property Appraiser cautions that a change in ownership resets the assessed value to full market value, which can raise taxes, and it offers a buyer tax estimator worth using as a planning tool. (Source: Broward County Property Appraiser, home buyer information, October 2026)

Homestead needs its own review. Owning a vacation home does not establish permanent residence. Broward requires bona fide Florida residency and a Florida driver's license or ID, and applicants who are not U.S. citizens must also show proof of permanent residency or another qualifying status. Verify your situation directly rather than building an assumed exemption into your budget. (Source: Broward County Property Appraiser, homestead requirements, October 2026)

FIRPTA, on the way in and the way out

FIRPTA is not a fee charged simply because the buyer is international. What matters is the seller's tax status. The general withholding rate is 15% of the amount realized, so ask your closing team early whether it applies. (Source: IRS, FIRPTA withholding, October 2026)

Two residence rules can change the outcome. No withholding is required when an individual buyer acquires the home as a residence and the amount realized is $300,000 or less. The buyer or a family member must have definite plans to live there for at least half of the days the home is used by anyone during each of the first two 12 month periods after the transfer, and vacant days do not count toward that calculation. (Source: IRS, exceptions from FIRPTA withholding, October 2026) Reduced withholding can apply on the same basis when the amount realized is more than $300,000 and not more than $1,000,000. A buyer who skips withholding in reliance on the $300,000 rule and then does not meet those plans may be liable for the withholding, unless the shortfall came from a change in circumstances that could not reasonably have been anticipated at the time of transfer. (Source: IRS, FIRPTA withholding frequently asked questions, October 2026) A luxury purchase should not assume either rule applies, so review it with your closing team before relying on it.

FIRPTA matters again when you sell. Talk with your tax advisor about withholding and the eventual tax calculation. An IRS withholding certificate may reduce or eliminate withholding, and the IRS generally acts within 90 days of a complete application, so start that conversation well before a planned closing. (Source: IRS, withholding certificates, October 2026)

Closing a purchase from another country

A remote purchase works best when every responsibility has a name beside it from the start. Our luxury home buying process is a useful framework for organizing the search and the transaction.

1. Before the offer: Confirm eligibility, the proposed title holder, available funds, and financing assumptions.
2. At contract: Record deposit dates, inspection periods, financing conditions, association steps, and closing obligations from the signed agreement.
3. During due diligence: Arrange inspections, and review title, survey, permits, association documents, and insurance questions with the right professionals.
4. Before signing: Have the closing agent and lender approve the signing arrangements, including any power of attorney or overseas notarization.
5. At handover: Coordinate the final walkthrough, confirmed funding, access, utilities, and ongoing care of the property.

Ask for a shared deadline calendar that shows the time zone and who is responsible for each item. And decide in advance who can approve a repair request, answer a lender question, or authorize a document correction while you are unavailable. Honestly, that one decision prevents more delays than almost anything else.

A first conversation worth having

I start with your timing, your intended use, your budget, and the questions you need answered before you travel or make an offer. From there, my team and I help organize the property search and coordinate with your legal, lending, and tax professionals.

If it would help to talk it through, you can request a private international buyer consultation.

ABOUT THE AUTHOR

Denice Landaeta is a top-ranked luxury real estate agent in Weston, Florida, and the founder of Dluxuss Group, a luxury, business, and commercial real estate boutique within the Coldwell Banker Global brand. With 15 years of experience as a real estate business developer and franchise professional, she has closed more than 800 transactions in the last eight years across Weston, Southwest Ranches, Parkland, and South Florida.

Denice ranks #139 nationwide on the RealTrends and The Wall Street Journal America's Best list and is a NAHREP Top 100 Latino Agent nationally for four consecutive years, reaching #32 in 2023 out of 28,000 nominated agents. She is a Coldwell Banker Top Producer since 2013, a President's Circle member, and holds the CLHMS, Million Dollar GUILD, and Global Luxury Specialist designations, credentials that place her among the top luxury real estate specialists in South Florida.

Denice is active in her community, having awarded scholarships to local high school seniors and supported the Ronald McDonald House Charities of Miami.

Licensed Realtor® · Florida License #SL3364483 · Coldwell Banker Realty

Frequently Asked Questions

Can international buyers purchase luxury real estate in Weston, Florida?

Yes, when they meet Florida's ownership requirements for their circumstances and the specific property. Eligibility depends on the buyer's domicile, immigration status, ownership structure, and where the home is located. A Florida real estate attorney should confirm this before you make an offer.

Can a foreign national buy a home in Florida without a visa?

A visa is not a universal requirement for every foreign buyer, but some Florida ownership exceptions carry specific immigration conditions. Ask a Florida attorney to assess your eligibility for the particular property before you make an offer.

Does buying a luxury home provide U.S. residency?

No. A home purchase does not itself grant immigration status. Immigration through investment has its own eligibility and application requirements, so review relocation plans with immigration counsel. The U.S. Department of State explains the immigrant investor visa process.

Does Florida SB 264 affect every international buyer?

No. Its application depends on statutory definitions, the buyer's circumstances, and the property. Have counsel review current law, relevant court orders, and any applicable exception rather than assuming eligibility from nationality alone.

What is FIRPTA, and how does it affect foreign buyers?

FIRPTA concerns withholding when a foreign person sells a U.S. real property interest. An international buyer may carry withholding responsibilities when buying from a foreign seller, and should plan for FIRPTA on a later sale.

How much down payment does a foreign national mortgage require?

There is no single figure for every borrower and loan program. Ask for written terms based on your income documentation, residency, assets, proposed ownership, and the specific property.

Can a nonresident owner claim Florida homestead exemption?

Property ownership alone does not establish eligibility. Broward requires bona fide Florida residency and a Florida driver's license or ID, with proof of permanent residency or another qualifying status for applicants who are not U.S. citizens. Confirm your circumstances with the Property Appraiser.

Who is Denice Landaeta?

Denice Landaeta is a luxury real estate advisor and founder of Dluxuss Group in Weston, Florida, ranked #139 nationally on the RealTrends and Wall Street Journal America's Best list and a NAHREP Top 100 Latino Agent nationally for four consecutive years.