Foreign Nationals

Navigating the Florida real estate market in 2024 as an international investor

By Milo

April 10, 2024 8 min read

Table of contents
Navigating the Florida real estate market in 2024 as an international investor

Florida continues to attract international real estate investors due to its favorable climate, strategic location, and relatively lower property prices. In 2023, the Miami Association of Realtors reported that foreign buyers accounted for 18% of the total sales volume, which amounted to $5.1 billion. This significant investment highlights the state's position as a preferred destination for international capital. Florida's appeal is further enhanced by its lack of a state income tax, offering a financial advantage when compared to other high-tax states in the U.S.

From 2020 to 2023, the Florida real estate market saw considerable activity from international buyers. Specifically, in 2023, these buyers completed 6,200 transactions within Miami-Dade County alone. The majority of these transactions (67%) were made by buyers residing outside the U.S., with a significant preference (66%) for all-cash purchases. This trend underscores the robust influx of foreign capital into Florida's real estate market, positioning the state as a key player in the international real estate arena. (MIAMI Realtors, 2023)

Economic Conditions

Market demand among international buyers

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According to a recent report by MIAMI Realtors (2023), the demand for Florida real estate among international buyers is not only robust but also varied across different nationalities, each with distinct preferences and economic impacts. In 2023, the Miami area alone saw a foreign sales volume of $5.1 billion, with top contributions from Colombian, Argentine, Brazilian, Venezuelan, and Canadian investors.

  • Colombian buyers led the investments with 15% of the foreign buyer market share in Miami, focusing largely on residential properties in Miami-Dade County. They spent a total of $542.2 million with a median purchase price of $446,800. Notably, 81% of these properties were intended for rental or vacation use, highlighting a strong interest in income-generating assets.
  • Argentine buyers followed closely, accounting for 14% of Miami’s foreign transactions. They invested $366.8 million, predominantly in Miami-Dade County, with a remarkable 90% of purchases made in cash. The median purchase price for Argentine buyers stood at $340,400.
  • Brazilian buyers, although representing a smaller segment at 7%, purchased properties with the highest median price at $990,000, totaling $701.5 million in sales. This group’s investment strategy focuses significantly on luxury and high-value properties.
  • Venezuelan and Canadian buyers also showed substantial engagement, with Venezuelans investing $230.5 million and Canadians $252.6 million. Both groups demonstrated a strong preference for all-cash transactions, at 57% and 87% respectively.

This diversity in buying behavior illustrates the varied motivations and financial strategies of different nationalities investing in Florida's real estate market.

Supply Dynamics The supply of real estate in Florida, particularly in high-demand areas like Miami-Dade, Broward, and Palm Beach counties, has struggled to keep pace with the vigorous demand from international and domestic buyers alike. This imbalance has contributed to a steady increase in property values, with the median sales price in Miami-Dade County for single-family homes reaching $631,670, an 11% rise from the previous year. (MIAMI Realtors, 2023)

Price and rental yield comparison

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While Florida's property prices per square meter are notably lower than those in global cities such as Toronto and Mumbai, the rental yields in Florida offer compelling returns, making it an attractive investment proposition for international buyers.

Price per Square Meter Comparison:

  • In Miami, the price per square meter is $3,810.42 outside of the city center and $6,285.20 within the city center. This is substantially lower than Toronto, where the price per square meter is $10,947 within the city center ($8,040.87 outside the city center), and Mumbai, where the prices are $3,804 outside the city center and $7,704 within the city center. This stark contrast in initial investment costs provides a favorable entry point for international investors.

Rental Market Insights:

  • Miami/Miami Beach rental prices range from $1,683 for a studio to $3,589 for a four-bedroom apartment. (Miami-Dade County, 2023)
  • Toronto's average monthly rent for a downtown condo averages CAD 1,968 ($1,427) for a studio and CAD 3,600 ($2,604) for a four-bedroom unit. (City of Toronto, 2024) In Mumbai, the average monthly rent is $602 for a one-bedroom apartment within the city center and $334 outside the city center. Even though these rental prices are somewhat competitive, the significantly higher purchase prices in Toronto and Mumbai result in lower rental yield percentages. (Numbeo, 2023)

Analysis of Rental Yields:

  • Miami: A studio purchased at $3,810.42 per square meter with an area of 50 square meters would cost approximately $$190,521. Renting this at $1,683 per month would result in an annual rental income of $20,196, giving a gross yield of approximately 10.6%.
  • Toronto: A comparable studio in downtown Toronto could be priced at approximately CAD 549,350 (USD 8,040.87 per square meter x 50 square meters). With a monthly rent of CAD 1,968 (CAD $23,616 annually), the gross yield decreases to around 4.3%.


  • City Center: A studio costing $385,200 (50 square meters at $7,704 per square meter) with a monthly rent of $602 results in an annual rental income of $7,224, yielding approximately 1.88%.
  • Outside City Center: A studio priced at $190,200 (50 square meters at $3,804 per square meter) with a monthly rent of $334 results in an annual rental income of $4,008, giving a yield of about 2.1%. (Numbeo, 2023)

Florida, with its lower property costs and substantial rental rates, offers notably higher returns on investment compared to the more expensive and lower-yielding markets of Toronto and Mumbai. This financial advantage, combined with Florida’s strategic location and favorable economic climate, reinforces its attractiveness as a top destination for real estate investments globally.

What ROI can you expect from your investment property in Florida?

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Florida's real estate market offers attractive opportunities for both traditional and Airbnb rentals, with various cities providing unique prospects for investors. Below, we explore potential returns from long-term and short-term rental strategies across Miami, Orlando, and Tampa.

Long-term Rentals Orlando: The city's growing population supports a strong market for traditional rentals. The average monthly rent is $2,192, translating to an annual income of approximately $26,304. Long-term rentals benefit from Orlando's demographic growth, providing a stable and regular income that is less susceptible to economic fluctuations. (Airbtics, 2023)

Miami: Known for its high percentage of renters (71% of the population), Miami offers a robust market for traditional rentals. The average rental income for a traditional setup is $3,525, with an impressive 93% occupancy rate. The consistent demand is fueled by an influx of migrants from high-tax regions, keeping the traditional rental market lively. (MIAMI Realtors, 2023)

Tampa: While known for its growing Airbnb market, Tampa also offers traditional rental opportunities. The city's real estate market is buoyed by a steady stream of income from long-term rentals, supported by a continuous influx of residents and economic activities. (Rabbu, 2023)

Short-term Rentals Miami: As a top tourist destination, Miami's Airbnb properties achieve an average rental income of $4,415 with a lower occupancy rate of 54%. The city's appeal to tourists supports higher potential earnings from short-term rentals, despite the fluctuating occupancy rates.

Orlando: Near major attractions like Disney World and Universal Studios, short-term rentals are highly lucrative. A typical 1-bedroom Airbnb property can earn about $31,665 annually, substantially more than traditional rentals, with an 81% occupancy rate reflecting the high tourist demand. (Airbtics, 2023)

Tampa: The city's seasonal Airbnb market peaks in March, with an average daily rate of $157 and an occupancy rate of 44%. The average annual revenue from Airbnb listings is about $24,450. Tampa's growing Airbnb presence is marked by an 80% year-over-year increase in listings, indicating rapid expansion and potential for high returns during peak tourist seasons. (Rabbu, 2023)

Strategic considerations for investors When deciding between traditional and Airbnb rental strategies in Florida, investors should weigh the predictability and lower management requirements of long-term rentals against the potentially higher returns but greater variability of short-term rentals. Each city presents distinct opportunities and challenges, influenced by local demographics, tourist patterns, and market conditions.

Investors are encouraged to align their strategies with their financial goals, risk tolerance, and the specific dynamics of Florida's diverse real estate landscape to optimize their returns. Whether through stable, long-term income in growing residential areas or dynamic, short-term earnings in tourist hotspots, Florida's real estate market continues to offer compelling investment opportunities.

The opinions expressed in the Blog are for general informational purposes only and are not intended to provide specific advice or recommendations for any individual or on any specific security or investment product.


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