International Buyers Continue to Drive South Florida Real Estate: Keys to a Successful Closing

South Florida continues to strengthen its position as one of the leading destinations for international real estate buyers in the United States.

For Realtors working in Miami and throughout South Florida, this trend represents a significant business opportunity. However, working with foreign buyers also requires an understanding of the unique considerations that may arise during an international real estate transaction.

From the structure used to purchase a property to documentation, the transfer of funds, and closing coordination, identifying these factors early can help make the transaction more efficient and provide a better experience for everyone involved.

South Florida Continues to Attract International Capital

International buyers remain a defining part of the South Florida real estate market.

According to the MIAMI REALTORS® New Construction Global Sales Report, published in November 2025, international buyers accounted for approximately 52% of the analyzed new construction, pre-construction, and condominium conversion sales in South Florida during a 22-month period.

The global reach of the market is equally significant: buyers identified in the study came from 73 countries.

These figures demonstrate Miami’s international appeal and the important role foreign buyers continue to play in the region’s real estate market.

Florida Remains a Leading Destination for Foreign Buyers

The trend extends well beyond South Florida.

According to the 2025 International Transactions in U.S. Residential Real Estate Report from the National Association of REALTORS® (NAR), international buyers purchased approximately $56 billion in U.S. existing homes between April 2024 and March 2025, representing a 33.2% increase from the previous period.

Florida remained the leading U.S. destination for international buyers.

Another important characteristic is how these buyers finance their purchases. Approximately 47% of international buyers paid cash, compared with 28% of all buyers.

For Realtors and professionals involved in the closing process, this makes it especially important to understand early in the transaction how the purchase will be structured and how funds will be transferred.

Miami-Dade Is Also Showing Strength in 2026

Recent Miami-Dade market data provides additional context for the opportunities available to Realtors.

In June 2026, total Miami-Dade home sales increased 14.3% year over year, rising from 1,843 to 2,107 transactions.

Sales of properties priced at $1 million and above increased 29.14%, from 374 to 483 transactions during the same period.

It is important to note that these figures primarily reflect transactions reported through the MLS and do not include a significant portion of new construction, pre-construction, and condominium conversion sales.

For Realtors working with international buyers, the combination of strong local activity and continued global interest creates opportunities across multiple segments of the South Florida market.

What Makes a Closing With an International Buyer Different?

A transaction involving a foreign buyer may have different considerations from a traditional transaction involving a local buyer.

For this reason, one of the best practices is to involve the title company early in the transaction.

Some areas that may require additional attention include:

  • How the buyer intends to acquire the property.
  • Whether the purchase will be made individually, through an LLC, or through another legal entity.
  • Documentation required to complete the closing.
  • Coordination and verification of funds originating outside the United States.
  • Communication among the buyer, Realtor, lender — when applicable — and title company.
  • Execution of closing documents when the buyer is not physically present in Florida.
  • Potential FIRPTA considerations when a foreign seller is involved.

Every transaction is different. Identifying these circumstances early gives the professionals involved more time to properly prepare for closing.

Cash Purchases Still Require Careful Preparation

The absence of financing does not necessarily mean that the closing process will be simple.

When an international buyer purchases a property with cash, it is still essential to properly coordinate the transfer of funds, verify wire instructions, and complete the necessary closing procedures.

Security should also remain a priority.

Wire instructions should always be verified through trusted channels before funds are transferred. Realtors and buyers should be cautious of unexpected emails or communications requesting changes to previously provided wiring instructions.

Direct communication with the title company can help reduce risks during this critical stage of the transaction.

Identify the Ownership Structure Early

International investors may use different structures when purchasing property in Florida.

Some buyers purchase property individually, while others may use a Limited Liability Company (LLC), corporation, trust, or another legal structure.

The title company needs to clearly understand who the buyer will be and how ownership will appear on title.

When legal entities are involved, additional documentation may also be required before closing.

Identifying the ownership structure early allows the closing team to organize the process more efficiently and helps avoid last-minute requests for documentation.

Legal, tax, and corporate decisions regarding the appropriate ownership structure should be evaluated with the corresponding professional advisors.

FIRPTA May Also Be Relevant in International Transactions

Working with international buyers also means that Realtors may frequently encounter foreign property owners when those properties return to the market.

In certain transactions involving a foreign seller, the Foreign Investment in Real Property Tax Act (FIRPTA) may apply.

FIRPTA can create withholding and documentation requirements that should be properly identified during the transaction.

Determining early whether a foreign seller is involved allows the appropriate professionals to coordinate the necessary steps and can help reduce complications as the closing date approaches.

Communication and Preparation: Two Keys to a Successful Closing

The continued presence of international buyers represents a significant opportunity for South Florida Realtors.

However, attracting the client is only the beginning.

Once a contract is signed, coordination among the Realtor, buyer, seller, title company, and other professionals becomes an essential part of the client’s experience.

For Realtors, several best practices can make a meaningful difference:

  • Inform the title company early that the transaction involves an international buyer.
  • Identify how the purchase will be structured and who will take title.
  • Confirm whether the buyer will be physically present for closing.
  • Maintain consistent communication throughout the transaction.
  • Avoid leaving important documentation or verification requirements until the final days before closing.
  • Remind clients to independently verify any instructions involving the transfer of funds.

Proper preparation can help reduce delays and contribute to a smoother closing experience for everyone involved.

First Title Group: Your Partner for International Buyers

Miami continues to position itself as a truly global real estate market. For Realtors, this means increasingly working with clients from different countries, cultures, and investment backgrounds.

Having a title company that understands the unique considerations of these transactions can make a meaningful difference throughout the closing process.

At First Title Group, we work alongside Realtors, buyers, sellers, and investors throughout the closing process, providing professional, secure, and personalized service.

Our goal is to anticipate important details, maintain clear communication, and help every transaction move toward a successful closing.

Thinking about buying property in Florida? Let First Title Group handle your closing with the professionalism, security, and personalized service you deserve.

Contact Us

Email: info@firsttitlegroup.com
Phone: +1 (786) 409-2812
Business Hours: Monday – Friday | 9:00 AM – 6:00 PM

This article is provided for general informational purposes only and does not constitute legal, tax, or financial advice. Applicable requirements may vary depending on the specific circumstances of each transaction. Buyers, sellers, and other parties should consult the appropriate legal, tax, or financial professionals regarding their individual circumstances.

Sources

MIAMI Association of REALTORS® — New International Report: Global Buyer Share Increases for Miami New Construction Units; Buyers from 73 Countries
https://www.miamirealtors.com/2025/11/11/new-international-report-global-buyer-share-increases-for-miami-new-construction-units-buyers-from-73-countries/

MIAMI Association of REALTORS® — Miami-Dade Real Estate Posts Best June in Three Years; Home Sales Rise for 10th Consecutive Month
https://www.miamirealtors.com/2026/07/17/miami-dade-real-estate-posts-best-june-in-three-years-home-sales-rise-for-10th-consecutive-month/

National Association of REALTORS® (NAR) — International Buyers Purchased $56 Billion Worth of U.S. Homes from April 2024 to March 2025
https://www.nar.realtor/press-releases/international-buyers-purchased-56-billion-worth-of-u-s-homes-from-april-24-to-march-25

FinCEN’s Residential Real Estate Rule: What Realtors Need to Know in 2026

The regulatory landscape surrounding U.S. residential real estate transactions continues to evolve, and one of the most closely watched developments in the title industry is the future of the Financial Crimes Enforcement Network’s (FinCEN) Residential Real Estate Rule.

Recent legal developments involving Fidelity National Financial, the American Land Title Association (ALTA), and other major business organizations have brought renewed attention to the rule and what it could ultimately mean for title companies, Realtors, buyers, sellers, and investors.

For real estate professionals, understanding the current situation is important—especially when working with investors, legal entities, trusts, and non-financed residential transactions.

What Is the FinCEN Residential Real Estate Rule?

FinCEN introduced the Residential Real Estate Rule as part of its efforts to increase transparency in the U.S. residential real estate market and combat money laundering and illicit financial activity.

The rule established reporting requirements for certain non-financed transfers of residential real estate to legal entities and trusts. Under the framework, certain professionals involved in covered real estate closings and settlements could be responsible for submitting information about qualifying transactions and the parties involved.

The reporting framework was designed to provide FinCEN with greater visibility into residential real estate transactions that may otherwise occur outside traditional financial institution reporting systems.

What Is the Current Status of the Rule?

This is where the situation becomes particularly important for Realtors and other real estate professionals.

On March 19, 2026, the U.S. District Court for the Eastern District of Texas vacated the Residential Real Estate Rule, finding that FinCEN lacked the legal authority to issue it.

FinCEN, together with the U.S. Department of Justice, has appealed that decision.

As long as the Texas court’s order remains in effect, reporting persons are not currently required to file Real Estate Reports with FinCEN and are not subject to liability for failing to file them.

FinCEN has also clarified that if the court order is ultimately overturned and the rule becomes legally effective again, reporting persons will not be required to retroactively file reports for transactions that occurred while the court order was in force.

However, because litigation and appeals are ongoing, the regulatory landscape remains subject to change.

Fidelity’s Challenge and Growing Industry Support

The legal debate is not limited to the Texas case.

Fidelity National Financial and Fidelity National Title Insurance have separately challenged the rule in Florida. After a federal court upheld FinCEN’s authority, Fidelity appealed the decision to the U.S. Court of Appeals for the Eleventh Circuit.

The challenge has attracted significant attention within the title and broader business communities.

According to recent industry reporting, ALTA and other business organizations have filed briefs supporting Fidelity’s appeal, raising concerns about the regulatory and operational burdens associated with the rule.

This industry involvement demonstrates how significant the issue has become for title and settlement professionals across the country.

Why Should Realtors Pay Attention?

Although the reporting responsibility may fall on professionals involved in the closing and settlement process rather than directly on the Realtor, regulatory changes can still affect how transactions move toward closing.

This can be particularly relevant when working with:

  • Buyers purchasing residential property through an LLC or other legal entity
  • Trusts acquiring residential real estate
  • Investors completing non-financed or cash transactions
  • International buyers investing in U.S. real estate

When additional information, documentation, or reporting requirements are involved, identifying them early can help all parties better prepare for the closing process.

For Realtors, this reinforces an important principle: the structure of a transaction can matter just as much as the property itself.

What Does This Mean for Transactions Today?

For now, FinCEN’s official guidance is clear: while the March 19 court order remains in effect, the Residential Real Estate Rule does not currently require Real Estate Reports to be filed.

But the legal process is continuing.

That means Realtors should avoid assuming that today’s requirements will necessarily remain unchanged. Staying informed and working closely with experienced title and closing professionals can help identify regulatory developments that could affect future transactions.

It is especially important when representing investors or buyers using entities or trusts to communicate early with the title company about the structure of the transaction.

Preparation Remains Key to a Smooth Closing

Real estate regulations can change, and ongoing litigation can create uncertainty for everyone involved in a transaction.

Realtors do not need to become regulatory experts. However, understanding that these developments exist—and partnering with professionals who actively monitor them—can help reduce surprises as a transaction approaches closing.

At First Title Group, we remain attentive to regulatory and industry developments that may affect real estate transactions and work closely with Realtors, buyers, sellers, and investors throughout the closing process.

Thinking about buying property in Florida? Let First Title Group handle your closing with the professionalism, security, and personalized service you deserve.

Contact Us

Email: info@firsttitlegroup.com
Phone: +1 (786) 409-2812
Business Hours: Monday – Friday | 9:00 AM – 6:00 PM

This article is provided for general informational purposes only and should not be considered legal, tax, or financial advice. Regulatory requirements and the status of pending litigation may change. Consult the appropriate professional regarding your specific transaction.

Sources