It can be, if your goal is to hold part of your wealth in dollars for many years and you accept a modest rental income after costs. It isn't worth it if you need the money back quickly, expect high, guaranteed income, or want the property to get a visa. The 2026 numbers show reasonable gross rents in South Florida, but property tax, insurance and HOA fees eat a large part of them. And prices already fell 44% from 2006 to 2012. Below are the pros, the cons and the math, with no promises.
The pros
1. Diversification in dollars
The Brazilian real lost more than half its value against the dollar in 20 years: the Central Bank's PTAX selling rate was R$ 2.3370 on January 2, 2006 and R$ 4.9698 on October 6, 2026 (Banco Central do Brasil). The real had sharp drops in 2002, 2008, 2015 and 2020 (Macrotrends). Owning an asset in dollars protects part of your wealth from that risk.
But exchange rates move both ways. Between October 2 and 5, 2026, the PTAX fell from R$ 5.2238 to R$ 4.9859 in a single business day. If your home currency strengthens, your property is worth less in that currency.
2. A large, regulated market with a long data history
Florida accounts for 21% of foreign purchases of US real estate (NAR, cited by Funds Society, Jan 2026). A purchase goes through a title company, title insurance and public recording, and the money sits in an escrow account until closing. That doesn't remove the risks, but it gives you transparency: prices, taxes and past sales are public.
3. Financing for foreign nationals exists
If you live abroad, you can finance with an ITIN and a foreign national loan, with a down payment that's usually between 25% and 40%, always subject to lender approval. The details are in buying Florida real estate as a foreign national.
The cons
1. Net rent is lower than it looks
Here's an example with a $445,000 property in Broward, close to the median price Brazilians paid in Florida. Lines marked as assumptions are our own estimates for illustration.
| Item | US$/year | Basis |
|---|---|---|
| Gross rent ($2,480/month) | 29,760 | Typical asking rent in Broward, all property types, Aug 2026 (Zillow Research, ZORI) |
| Property tax | -8,900 | Assumption: 2% of price (Broward millage rates) |
| Insurance | -5,000 | Assumption |
| HOA | -3,600 | Assumption: $300/month |
| Maintenance | -4,450 | Assumption: 1% of price |
| Property management | -2,976 | Assumption: 10% of rent |
| Vacancy | -2,480 | Assumption: 1 month empty per year |
| Result before income tax | ≈ 2,350 | ≈ 0.5% of price |
Gross rent works out to about 6.7% of the price, but only about 0.5% is left, and that's before income tax in the US and in your home country, and without financing. A property with no HOA, bought below market or with a higher rent changes the math a lot, up or down. For comparison: Brazil's Selic rate was 13.75% a year in October 2026 (Banco Central do Brasil). Different risks and different currencies, but the opportunity cost is real.
In the total return, investors usually count more on appreciation of the property and of the dollar than on the rent. And appreciation is not guaranteed.
2. Prices fall, and they have fallen a lot
- From 2006 to 2012, Florida prices fell 44% (American Action Forum, FHFA index). Anyone who had to sell in that period sold at a loss.
- More recently, Florida had the largest drop of any state in the FHFA index: -2.7% over the 12 months to the fourth quarter of 2025 (FHFA). Meanwhile, Florida Realtors' median sale price for single-family homes rose 1.2% in August 2026 (Florida Realtors).
- Florida had the highest foreclosure rate in the country in the first half of 2026, though still well below 2008–2010 (Florida Politics).
3. Liquidity and exit costs
Real estate doesn't sell in a day. In Deerfield Beach in August 2026, there were 2.7 months of inventory for houses but 8.3 months for condos (PBP Real Estate): condos take longer to sell. When you sell, you pay selling costs, and the buyer generally withholds up to 15% of the gross price under FIRPTA, which is only settled later on your tax return (IRS). See our guide to FIRPTA.
4. Taxes and paperwork in two countries
Rental income is reported in the US (Form 1040-NR) and, for Brazilian residents, in Brazil (carnê-leão), with a credit for the tax paid in the US. Above $60,000 in US assets, an inheritance can owe estate tax of up to 40%, and in Brazil there may also be ITCMD. Read our Portuguese guides on reporting the property on the Brazilian tax return and on estate tax and LLCs, and talk to an accountant and a lawyer in both countries.
5. It doesn't get you a visa
Buying property doesn't give you a visa, residency or a green card, at any price. If your plan is to move here, that's a question for an immigration attorney. More in does buying US property get you a green card?
Who it makes sense for, and who it doesn't
| It makes more sense if you… | It makes less sense if you… |
|---|---|
| Want to diversify part of your wealth into dollars | Are investing money you may need within a few years |
| Think in terms of 10 years or more | Expect high, guaranteed rental income |
| Have reserves for vacancy and repairs | Have no reserves beyond the down payment and closing |
| Accept reporting and paying tax in two countries | Want the property to get a visa |
| Can use the property or plan to live in it someday | Can't accept seeing its value fall for a few years |
Checklist before you decide:
- [ ] I ran the numbers on net rent, with property tax, insurance, HOA, management and vacancy.
- [ ] I modeled one scenario with my home currency strengthening and another with the property's price falling 10% to 20%.
- [ ] I checked that the condo association or the city allows the type of rental I want (vacation rentals in Florida).
- [ ] I talked to an accountant and a lawyer about the structure before buying.
- [ ] I know how much I'll spend in total. See how much a house in Florida costs.
Rui would rather lose a sale than sell you the wrong property. If the numbers don't work for your goal, he'll tell you. Message Rui on WhatsApp
FAQ
Is it worth investing in US real estate if I live abroad?
It can be for someone who wants long-term dollar diversification and accepts a modest net income. It isn't a guaranteed investment: prices can fall, the exchange rate can turn, and fixed costs keep coming with or without a tenant.
What is the rental yield in Florida?
It depends on the property. In our Broward example, gross rent is about 6.7% of the price, but about 0.5% is left after property tax, insurance, HOA, maintenance, management and vacancy, before income tax.
Is US real estate safer than investing in Brazil?
It's a different risk, not an absence of risk. You trade part of the currency risk for property price risk, liquidity risk and costs in dollars. Diversifying is not the same as guaranteeing a gain.
Can Florida property lose value?
Yes. Prices fell 44% from 2006 to 2012, and the FHFA index showed a 2.7% statewide drop over the 12 months to the end of 2025.
Does buying property in the US give me the right to a visa?
No. No property purchase leads to a visa, residency or a green card. See more answers in the FAQ.
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