Brazilian buyers are the #1 foreign buyer group of Miami real estate, accounting for roughly 14 to 16 percent of international purchases per the Miami Association of Realtors 2025 Profile of International Homebuyers. Median Brazilian purchase price runs $650,000 to $800,000, well above the all-foreign-buyer median of $495,000 reported by NAR. Concentration is heaviest in Aventura, Sunny Isles, and Brickell pre-construction, with most transactions structured as all-cash via Delaware or Florida LLC for estate planning. Source: Miami Realtors 2025 International Buyer Report and NAR 2024 Profile of International Transactions in U.S. Residential Real Estate.

Brazilian buyers represent approximately 6% of South Florida foreign buyers, with concentrated presence in Aventura, Sunny Isles, and Brickell. The Miami-Sao Paulo-Rio connection is one of the strongest real estate investment routes in the hemisphere.

US-Brazil Tax Treaty Status

Brazil and US do NOT have an estate tax treaty. Brazilian personal-name buyers face 40% US estate tax on values above $60,000. LLC structuring through a Brazilian or offshore corporation is essentially mandatory.

Transfer Logistics from Brazil

Brazil has a more flexible currency control regime than many Latin American countries. Brazilian banks (Itau, Bradesco, Santander Brasil, Banco do Brasil) handle international transfers routinely. SISBACEN declaration required for transfers over USD 10,000.

Brazilian Communities in Miami

  • Aventura: largest Brazilian community, schools, synagogues
  • Sunny Isles: Brazilian waterfront, branded buildings
  • Brickell: younger Brazilian professionals
  • Bal Harbour: high-end Brazilian luxury
  • Coconut Grove: established Brazilian families

Brazilian Tax Considerations

Brazil taxes worldwide income of residents. Miami rental income and capital gains are reportable on annual return (DIRPF). CBE (Capital Brasileiro no Exterior) declaration mandatory for foreign property above USD 100,000.

Financing for Brazilians

55-60% of Brazilian buyers pay all cash. Itau Private, Bradesco Private, Santander Private offer US mortgages for existing private-banking clients. DSCR lenders also common.

Recommendations for Brazilian Buyers

  1. LLC structured through Brazilian family holding or offshore corporation
  2. Complete SISBACEN and CBE declarations punctually
  3. Aventura/Sunny Isles for family and community; Brickell for pure investment
  4. Use Brazilian bank's Miami desk for efficient transfers
  5. Bilingual Brazilian attorney in Miami for closing

"Brazilian buyers are sophisticated and well-advised. The real estate transaction is usually the simplest part."

Brazilian buyer? Reach out. I speak Portuguese and have worked with 20+ Brazilian families.

Frequently Asked Questions

How many Brazilian buyers purchase in Miami?

Approximately 6% of South Florida foreign buyers. $250M-$400M annual volume.

Do I need an LLC as a Brazilian buyer?

Yes. Brazil has no US estate tax treaty. Personal-name ownership exposes your family to 40% at death.

Where do Brazilians buy in Miami?

Aventura (largest community), Sunny Isles (waterfront), Brickell (young professionals), Bal Harbour (luxury).

How do I transfer reais to the US?

Brazilian banks (Itau, Bradesco, Santander Brasil, Banco do Brasil) handle international transfers. SISBACEN declaration required above USD 10,000.

"I've closed transactions with international buyers across multiple countries. The ones who arrived with a checklist of specific questions on reserves, deposits, and assignment terms, consistently negotiated better on final terms."Gerardo Gonzalez, Licensed Real Estate Agent at Compass
Do I declare Miami property to Brazil's Central Bank?

Yes. CBE (Capital Brasileiro no Exterior) declaration mandatory for foreign assets above USD 100,000.

Do Brazilian buyers qualify for US mortgages?

Yes. Itau Private, Bradesco Private, Santander Private offer US mortgages. DSCR lenders also common.

Frequently Asked Questions

Do I need a lawyer for a Miami pre-construction purchase?
Florida does not require a lawyer at closing, but I strongly recommend one for pre-construction. A real estate attorney reviews the developer purchase agreement, escrow structure, and assignment clauses. According to the Florida Bar 2025 real estate survey, 78 percent of pre-construction buyers use attorneys. Expect $1,500 to $4,000 in legal fees.
What is FIRPTA withholding and does it affect me?
FIRPTA (Foreign Investment in Real Property Tax Act) requires U.S. buyers to withhold 15 percent of the purchase price when buying from a foreign seller. This does not apply to pre-construction from a U.S. developer. According to the IRS 2026 guidance, FIRPTA applies to resale transactions where the seller is a non-U.S. person.
What is the minimum deposit to reserve a Miami pre-construction unit?
Reservations typically require 10 percent of contract price, refundable during the 15-day rescission period under Florida law. Additional milestones bring total deposits to 30 to 40 percent by top-off. According to Miami Realtors 2026 pre-construction data, this structure applies to the majority of branded towers.
Can I use my pre-construction purchase as a rental investment?
Most Miami branded residences permit 30-day minimum rentals under city zoning. Short-term rentals (under 30 days) are restricted in most Miami-Dade zones. According to AirDNA Miami 2026 data, 30-day branded rentals generate median monthly gross of $8,500 to $14,000 for 2-bedroom units.

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