Local & International Edition
South Florida Buyer’s Guide
Your comprehensive roadmap to purchasing property in Miami‑Dade, Broward, and Palm Beach counties—tailored for local buyers and French‑speaking investors.
Table of Contents
Deciding to Buy
Preparing to Buy
Choosing a Real Estate Agent
Time to Go Shopping
Escrow, Inspections & Appraisals
Moving In
Quick Facts for French Investors
Glossary & Resources
Step 1
Deciding to Buy
Purchasing a South Florida property is likely the biggest financial step you will ever take. Before you jump in, get crystal‑clear on your “why.”
Clarify Your Motivation
Escape ever‑rising rents and build your own equity
Secure a sun‑belt second home for winter getaways
Diversify an investment portfolio with hard assets and dollar‑denominated income
Acquire a rental that can generate short‑ or long‑term cash flow
Shorten daily commutes or upgrade lifestyle with more outdoor space
Check Your Financial Trajectory
Ask yourself:
Has my income grown—and is it stable enough— to support this purchase? Homeownership remains one of the safest ways to build net worth over time.
French Investor Note: U.S. law lets non‑residents hold property directly or through an LLC—no green card required.
Step 2
Preparing to Buy
A little homework now will save headaches later.
Build Your “Green File”
Gather these key documents in a single digital folder:
Recent bank & brokerage statements
Two years of tax returns
Pay slips or proof of dividend/retirement income
Credit‑card & loan balances
Existing lease agreements (for investors)
401(k)/life‑insurance/stock account summaries
Check (and Strengthen) Your Credit
U.S. lenders pull scores from Equifax, Experian, and TransUnion. If you’re new to U.S. credit, be prepared to provide robust foreign banking records or consider cash purchases.
Keep Finances Steady
Avoid major purchases, career changes, or large cash transfers until after closing.
French Investor Tip: Open a U.S. bank account early, and lock favorable EUR‑USD exchange rates with your bank or a forex specialist.
Step 3
Choosing a Real Estate Agent
The right professional is your first line of defense.
What to Look For
Full‑time experience with deals similar to yours
Deep neighborhood knowledge and off‑market access
Prompt communication—even across time zones
Solid track record & client references
Fluent English/French support for overseas buyers
How Florida Differs
Unlike France, all Florida agents can show any property thanks to the statewide MLS (Multiple Listing Service). Each side has its own advocate, so choose someone who will negotiate fiercely for you.
Step 4
Time to Go Shopping
With finances in order, it’s time to tour.
Take a Drive (or Virtual Tour) — Get a feel for neighborhoods, school districts, and traffic patterns.
Narrow Your Shortlist — Rank homes by lifestyle fit, rental upside, and resale prospects.
Make a Winning Offer — Your agent will analyze comps, craft contingencies, and position you ahead of competing bids.
Remote Buyer Solution: We offer live‑stream showings, 3‑D floor plans, and drone videos so you can buy confidently from Paris.
Step 5
Escrow, Inspections & Appraisals
Step‑by‑Step Timeline
Effective Agreement & Deposit — Put terms in writing and follow the contract calendar.
Closing Agent Selected — Title company or attorney holds escrow and runs a title search.
How to Hold Title — Individual, joint, or LLC; consult counsel for tax & estate planning.
Property Inspections — General plus optional roof, HVAC, pest, or environmental checks.
Appraisal & Financing — Lender orders an independent valuation; stay responsive to document requests.
Association Approval — For condos/HOAs, submit your application early.
Insurance Shopping — Compare premiums, raise deductibles, and install safety features to save.
Taxes & Compliance for French Buyers
No State Income Tax — Only U.S. federal tax applies to rental income.
Property Tax ~1.8–2 % of purchase price first year, then reassessed annually.
FIRPTA — Selling triggers a 15 % withholding for non‑resident individuals; holding via an LLC can ease cash‑flow.
Double Taxation Treaty (1994) grants a French tax credit equal to U.S. tax paid, eliminating dual taxation.
(Always verify with a cross‑border tax attorney.)
Step 6
Moving In
Closing Day Checklist
Final Walk‑Through — Confirm condition & inclusions 24 h before signing.
Utilities & Services — Arrange electric, water, internet, and insurance binder.
Sign & Fund — Execute settlement statement; wire certified funds if attending remotely.
Collect Keys & Codes — Sellers deliver all access devices at closing.
We remain on standby after closing for any last‑minute hiccups—appliance issues, HOA contacts, or warranty questions.
Step 7
Quick Facts for French Investors
A few facts to get you up to speed
Ownership Structure : U.S. LLC or foreign holding company to limit liability and manage FIRPTA withholding.
Local Property Taxes : ~1.8–2 % of the purchase price in the first year; bills mailed in November with up to a 4 % early‑payment discount.
State Income Tax : 0 %—Florida has no state income tax; only progressive federal rates apply to rental income.
French Tax Credit : The 1994 U.S.–France treaty provides a credit for U.S. tax paid, eliminating double taxation on rents and capital gains.
Measurements & Terms : 1,000 sq ft ≈ 93 m² • “1 Bedroom” ≈ T2 • “Full Bath” = bathroom with toilet, shower/tub.
Title Insurance : Strongly recommended (and often required by lenders) because Florida closings do not involve a civil‑law notary.
Step 8
Glossary & Ressources
A few facts to get you up to speed
Full Bath / Half Bath — Bathroom with shower/tub & toilet / Toilet & sink only.
MLS — Central database of listings shared by all licensed agents.
Escrow — Neutral account that secures funds and documents until closing.
FIRPTA — Foreign Investment in Real Property Tax Act; governs withholding on sales by non‑resident owners.
Video Guides — American Real Estate Agents, How to Open a U.S. Bank Account, and more.
Let's
Get Started
What my
Clients are Saying
"Soline turned my long-distance dream into a Brickell address. She handled every regulation, visa nuance, and contractor call while I stayed in France. Twelve months later the condo’s value is up—and so is my rental income." - Jean-Luc Martin
"As a first-time buyer I was lost, but Soline walked me through mortgages, inspections, and even paint swatches. Her art-history eye transformed my fixer-upper into a stylish haven. I’ve never felt more secure—or inspired—at home." - Emily Carter
"I needed a local with global perspective; Soline delivered. She sourced a duplex, drafted a renovation plan, and managed crews like clockwork. Net yield jumped past our target, proving her flips are as strategic as they are beautiful." - Pierre Dubois
"Relocating for work was hectic until Soline stepped in. Her network—attorney to inspector—made the purchase smooth, and her staging tips added immediate equity. More than an agent, she’s the trusted advisor I’ll call on every deal." - Michael Thompson
Connect
With Me
+1 (786) 944-3240
contact [@] solinemastan.com
Miami, Florida
