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For Canadian Buyers

Canadians Buying Florida Real Estate

Canadians have long been among the largest groups of international buyers in Florida — for the winters, the lifestyle, and the value. Here is what you need to know, from a Certified International Property Specialist and Florida real estate attorney.

Arthur Simpson — Attorney, Broker & Certified International Property Specialist (CIPS), and a member of the Real Property and International Law Sections of The Florida Bar.

You can buy freely

Canadian citizens can buy Florida homes, condos, and investment property with the same ownership rights as Americans — no U.S. citizenship, residency, or visa required. Many Canadians buy as snowbirds, second-home owners, or investors.

Snowbird realities

Owning a home does not change how long you can stay. Most Canadian visitors are limited to a set number of days per year in the U.S., and tax residency rules (the "substantial presence" test) can apply if you stay too long. Plan your time with a cross-border advisor.

Financing & currency

You can pay cash or use a foreign-national or cross-border mortgage (typically 20–30% down, no U.S. credit needed). Watch the CAD/USD exchange rate — timing your currency conversion can meaningfully affect your budget.

Taxes to plan for

U.S. rental income is reportable (you'll likely need an ITIN), FIRPTA withholding applies when you sell, and U.S. estate tax can affect non-residents — though the Canada–U.S. tax treaty offers relief. A cross-border CPA is essential here.

Where Canadians tend to buy

Canadian snowbirds spread across Florida, but the central-east coast — including the Daytona, Ormond, and Volusia/Flagler beaches — offers real Atlantic coastline at prices well below South Florida, with an easy drive from Orlando's airport. It's a sweet spot for value-minded Canadian buyers.

Insurance & HOA realities for snowbirds

A home that sits empty in summer has specific insurance needs, and many condo/HOA communities have their own rules on rentals and seasonal occupancy. We help you weigh these before you buy, so there are no surprises when you fly south.

Ready to buy in Florida?

As an attorney, broker, and CIPS — and a member of The Florida Bar's Real Property and International Law Sections — we guide Canadian buyers through every step, remotely and with confidence.

Start Your Florida Purchase →

Frequently asked questions

Can Canadians buy property in Florida?
Yes. Canadian citizens can buy Florida real estate with the same ownership rights as U.S. citizens — no visa or residency is required. Many buy as snowbirds, second homes, or investments.
How long can Canadians stay in their Florida home?
Owning property does not extend how long you can stay. Most Canadian visitors face annual day limits, and staying too long can trigger U.S. tax-residency rules. Plan your time with a cross-border advisor.
Where do most Canadians buy in Florida?
All over, but the central-east coast — Daytona Beach, Ormond Beach, and the Volusia/Flagler beaches — offers genuine Atlantic coastline at better value than South Florida, with quick access to Orlando. It's popular with value-minded snowbirds.
Can Canadians get a mortgage in Florida?
Yes — through foreign-national or cross-border lenders that do not require U.S. credit, typically with 20–30% down. Many Canadians also pay cash and time their CAD/USD currency conversion.
Do Canadians pay U.S. tax on a Florida property?
Property taxes are the same as for Americans. Rental income is U.S.-reportable, FIRPTA withholding applies at sale, and U.S. estate tax can apply to non-residents, with Canada–U.S. treaty relief. Use a cross-border CPA.

This page is general information for Canadian buyers and is not legal or tax advice. International purchases involve U.S. and home-country tax and legal questions that should be reviewed with a qualified attorney and a cross-border CPA. Real estate brokerage services are provided by Simpson & Simpson Realty; legal services are provided separately by Cornerstone Wealth & Legacy Law, PLLC.