As of mid-2026, international buyers account for 49% of all new construction and pre-construction condo sales in South Florida — the highest share of any major U.S. metro. This page includes a live MLS search — browse every active Miami Beach listing updated in real time.
Can Foreign Nationals Buy Property in Miami Beach?
Yes — with one critical exception. Florida enacted Senate Bill 264 in 2023, prohibiting nationals from seven countries: China, Russia, Iran, North Korea, Cuba, Venezuela, and Syria. All other nationalities are treated identically to domestic buyers.
FIRPTA: Plan at Purchase, Not at Sale
FIRPTA requires buyers to withhold 15% of the gross sale price when a foreign person sells U.S. real estate. On a $3M condo, that is $450,000 held in escrow. The entity structure you choose at acquisition directly affects this exposure.
Search Active Miami Beach Listings
Browse Active Miami Beach Luxury Listings
Live MLS data — updated in real time. Use the tabs to explore by category or use the filters to narrow by bedrooms, price, zip code, and more.
Don’t see exactly what you’re looking for? The tabs above show curated selections, but you’re not limited to them. Click More in the filter bar below to search by location, price, bedrooms, waterfront, pool, year built, pets, furnished, parking, and more across every active property listed for sale in Miami.
Listing prices sourced from MLS and are subject to change without notice. Contact David for current pricing and availability.
Financing for Foreign Buyers
Three programs: Foreign National Loans (25-30% down, passport and bank references), DSCR Loans (qualify on rental income), and ITIN Loans for buyers with U.S. tax ID. Cash closes represent ~62% of foreign national transactions.
Entity Structure: U.S. LLC Is Standard
The U.S. LLC keeps your name off public records, provides liability protection, and allows selling the LLC interest rather than the property. Cost: $500-$1,500 attorney fees plus $138.75 annual Florida filing fee. This decision must be made before signing the purchase contract.
Top Neighborhoods for International Buyers
South of Fifth: Continuum South Beach, Apogee, Murano Portofino. $1.5M-$30M+. View listings.
Surfside and Bal Harbour: Arte Surfside and Rivage Bal Harbour.
Brickell: Strongest rental yields. St. Regis, Baccarat, Waldorf Astoria. Search Brickell condos.
Fisher Island and Star Island: Most private. Fisher Island (avg. $10M+) | Star Island ($25M-$100M+).
The Buying Process
1. Select advisor (buyer agent + attorney + CPA) before any offer. Attorney fees $3,000-$7,500; buyer agents compensated by seller.
2. Open U.S. bank account (2-6 weeks). Initiate before making any offer.
3. Submit offer. Earnest money 5-10% resale, 10-30% pre-construction. 15-day inspection period.
4. Condo association approval (2-6 weeks). Verify rental restrictions before signing.
5. Close remotely via power of attorney. Closing costs ~2-3% of purchase price.
Frequently Asked Questions
Do I need a visa? No. No U.S. immigration status required. Only Senate Bill 264 restrictions apply.
Property tax rate? ~1.7-2.0% of assessed value for non-homestead. On a $3M condo: $51,000-$60,000/year.
Can I Airbnb my condo? Depends on the building. Many prohibit short-term rentals. Verify before signing.
Contact David Nguah: Call (786) 200-3966 or email info@miamisrealestate.com. Consultations are complimentary.
Ready to Explore Miami Beach Real Estate?
David Nguah is a luxury real estate advisor at Douglas Elliman Miami Beach with direct experience guiding international buyers from over 30 countries.
Request a ConsultationCall (786) 200-3966
David Nguah · Douglas Elliman · Miami Beach