With each new report released, it becomes increasingly evident that Florida’s real estate market is reinventing itself to attract international investors seeking financial security, quality of life, and consistent appreciation. In 2024, Brazilians emerged as the second-largest residential buying force in the state, with investments totaling US$ 695 million and a record average ticket of US$ 688,000. These numbers are not just statistics: they represent families who decided to protect part of their wealth in dollars, executives interested in diversifying risks, and digital nomads in search of a tropical lifestyle without giving up convenience.
The profile of this Brazilian investor is diverse. Some see exchange rates as a hedge opportunity, transferring part of their capital into properties that generate passive income in a strong currency; others seek greater global liquidity, knowing that assets in Florida maintain high rental demand, whether from short- or long-term executives; and there are also families who view the region as the perfect combination of international-standard education, cutting-edge healthcare infrastructure, and year-round outdoor leisure. In addition, visionary retirees find in the American Atlantic coast the peace and services essential for the best phase of life.
If you identify with any of these motivations, it’s worth knowing that three neighborhoods currently concentrate the greatest foreign interest: Edgewater, Coconut Grove, and North Miami Beach. In Edgewater, the transformation was drastic: the area, once filled with warehouses and low-rise homes, gave way to more than 30 bayfront towers, with “up-zoning” projects that allowed for buildings of 50 to 60 stories. The waterfront gained the Baywalk, a 3 km boardwalk under development, and by 2027 the Signature Bridge and I-395 will connect residents even more quickly to the heart of Downtown. Within this context, developments such as One Paraiso, with its wraparound balconies, private marina, and high-end spa, attract those who want to be minutes from the Design District and Brickell while still enjoying the morning sea breeze.
In Coconut Grove, however, the atmosphere is different: here, the bohemian lifestyle coexists with magnet schools, century-old parks, and historic marinas. Average appreciation exceeds 12% per year, driven by limited inventory and the demand of those who prioritize tree-lined streets, independent cafés, and frequent cultural events. In 2025, the Grove will also be a hotspot for those seeking mobility: the integration of Metrorail with the Grove Trolley circulator and the expansion of The Underline promise to make exploring every corner of this neighborhood—blending European village charm with Miami’s cosmopolitan energy—even easier.
North Miami Beach, in turn, offers premium lots at more competitive prices than Miami Beach and a permanent resort-like atmosphere. The expansion of US-1, with BRT lanes, bike paths, and modern landscaping, along with the new Florida International University campus, is transforming the neighborhood into an educational and cultural hub. Those who choose North Miami Beach enjoy waking up to the sound of the waves, shopping at Aventura Mall just five minutes away, and returning home without heavy traffic. It is also the choice for those aiming at vacation rentals: with less restrictive short-term rental rules than other cities, the return potential is high—especially in lock-off units that can be divided into mini-studios.
To finance these properties, “foreign national mortgage” options are becoming increasingly accessible. Generally, 25% to 30% down payment is required, plus 5% to 8% in closing costs, but renowned banks offer fixed rates between 6.5% and 7.2% per year for terms of up to 30 years. The process can be 100% remote, with digital signatures and video inspections, and does not require a Social Security Number, instead relying on accountant letters and Brazilian bank statements. Despite initial bureaucracy and tax compliance costs, this credit line allows investors to reduce exchange rate exposure without giving up dollar-denominated assets.
Adding Florida real estate to a portfolio brings not only diversification but also tangible assets with high passive income potential. Proximity to Latin America’s financial hubs and constant infrastructure improvements—such as the Brightline extension to Orlando and the arrival of new cruise terminals—reinforce this market’s resilience. However, it is important to remain mindful of hidden costs, such as HOA fees, hurricane insurance, pool maintenance, and rental management expenses, which directly impact net cash flow.
In 2025, attention should turn to projects with the same concept: residences with hotel-style curation, a focus on wellness, and urban integration, such as Flow House, Faena Residences Miami River (on the banks of the Miami River), and Viceroy in Fort Lauderdale. They reflect the trend of products that combine hospitality services, everyday conveniences, coworking spaces, and waterfront experiences, reinforcing Florida’s attractiveness for those seeking liquidity, dollar income, and year-round personal use.
If you are ready to transform your portfolio, balance exchange rate risks, and at the same time live—or offer—a premium lifestyle, know that we can map out the best path together. Contact me on Instagram @elenoliveirarealtor and discover how to take the next step in this international journey.
