🇺🇸 United States
Miami is the preferred American gateway for Israeli investors: no state income tax, consistent in-migration from New York and Latin America, a large Israeli and Jewish community, and direct flights from Tel Aviv. The new-condo market concentrates in Brickell ("the Wall Street of the South") and waterfront Edgewater, where preconstruction sells at USD 1,000-1,500 per square foot with construction-linked payment plans. On this page: market data, full costs including property tax and FIRPTA, the foreign buyer process step by step, the risks, and illustrative projects to explore in 3D and on the map.
Market data: July 2026, public sources (Miami Association of Realtors, CondoBlackBook, published project data). Estimates for illustration only - not investment, tax or legal advice.
Based on real market data; not specific marketed projects.
In preconstruction you sign with the developer and pay across construction: typically 20% at contract, another 30-40% at milestones, the balance at closing. Funds are held in escrow under Florida law. A foreign buyer needs no citizenship or visa; you need a passport, source-of-funds proof, and a wiring account. Mandatory team: a local real estate attorney and a US accountant for ITIN and structuring - individual vs LLC.
Foreign national loans exist, usually up to 60-70% LTV at higher rates than citizens pay; most Israeli preconstruction buyers fund equity through construction and consider financing near closing.
Budget beyond price: closing costs of 3-5% (new projects often a ~2% developer fee replacing some charges), annual property tax around 2% of assessed value, HOA dues that in new luxury towers run USD 0.9-1.5 per sqft per month - a material net-yield item, and insurance. When renting: 8-10% management for long-term leases. Track it all in our rental manager.
The US taxes foreign rental income (regular brackets on net after expenses and depreciation, via the Net Election), and FIRPTA applies on sale - 15% withholding credited against actual tax. Israel requires reporting, and the US-Israel tax treaty prevents double taxation through credits. The holding structure (individual, LLC, partnership) also affects US estate tax for foreigners - plan it in advance with a specialist.
Insurance and HOA costs jumped in Florida after climate events and post-Surfside building-safety laws - check reserve funding and milestone inspection reports on older buildings, and developer strength on new ones. Additional risks: high downtown condo supply, dependence on foreign demand, USD/ILS swings, and short-term rental rules that vary by municipality. Figures on this page are market estimates for illustration, not advice.
Yes. Florida has no citizenship restriction on ownership. You need a passport, source-of-funds proof and the right structure (individual or LLC) set with an attorney and accountant.
Brickell is the dense, vibrant business core with strong year-round rental demand; Edgewater is calmer, on Biscayne Bay, with new projects at slightly lower entry prices and regeneration upside.
Miami-Dade effective tax is about 2% of assessed value a year. On a USD 1M condo: roughly USD 20K a year - must be in your yield math.
Depends on city, zone and building: some new towers are purpose-built for short-term rental, others prohibit it. Verify licensing before buying on an Airbnb forecast.
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Market data: July 2026, public sources (Miami Association of Realtors, CondoBlackBook, published project data). Estimates for illustration only - not investment, tax or legal advice.