EB-5 Visa Buyers Flood Florida at Levels Not Seen Since Pre-Financial Crisis

Written by:

Rudi Davis

Date:

20 Feb 2026

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A new wave of international buyers using visa programs is reshaping Florida’s residential real estate market. These buyers, often leveraging significant capital and complex structures, are providing price stability even as domestic sales slow.

Florida’s Buyer Pool Shifts Toward International Capital

The makeup of Florida’s home buyers has changed rapidly in the past year, according to Javin Lopez, a realtor with Avanti Way Realty and board member for both Osceola REALTORS® and Florida REALTORS®. International capital, especially from EB-1 and EB-5 visa holders, is now entering the market at volumes last seen before the 2008 financial crisis.

“A lot of international buyers, EB-1 and EB-5 visas are probably at an all-time high right now,” Lopez says. He notes that collaborating with international accountants and tax advisors has become routine. “Within the last decade, I haven’t interacted with as many as I have recently.”

Unlike previous cycles of foreign investment, today’s international buyers are not simply speculators or vacation-home seekers. Lopez describes them as structured, capitalized buyers who are building long-term portfolios and establishing residency. Their approach is methodical and often involves professional guidance on both legal and tax matters.

The Dollar’s Strength and Shifting Buyer Geography

Several factors are driving this influx of international capital. The strong U.S. dollar has made Florida real estate more attractive to foreign buyers, while political and economic instability in their home countries is prompting more to seek U.S. residency. Many of these buyers are based in Canada, Brazil, and other overseas markets.

Lopez notes that Miami’s rapid price appreciation has prompted some international buyers to explore Orlando and nearby markets, where their capital goes further. “A lot of them are coming from Miami,” he says. “Miami is getting a little expensive.”

What sets this group apart is their intent to stay. Unlike previous investors focused on quick resales or rental income, these buyers are moving families, establishing roots, and planning for long-term ownership. Lopez says this is a noticeable departure from the fix-and-flip and wholesale activity he was used to seeing in the past.

Complex Transactions and Cross-Border Coordination

For agents and brokers, working with international buyers is more complex than ever. Lopez explains that structuring these deals requires coordination with tax professionals across jurisdictions, with each buyer’s visa status, country of origin, and residency plans affecting the best approach.

“If you are an out-of-state buyer and not planning to homestead your property, we refer you back to your accountant,” Lopez says. Decisions about whether to buy in a personal name, LLC, or holding company now depend on the buyer’s specific goals and the size of their planned portfolio.

Lopez cautions that agents who don’t address these complexities can jeopardize deals. “Now that it’s tax time, everybody should be meeting with their accountants,” he says. He notes that the most common question accountants are fielding this season is how – and whether – to buy Florida property under current circumstances.

Cash Transactions Provide a Price Floor

This wave of international capital is stabilizing Florida home prices. As domestic buyers become more sensitive to rising rates and tighter lending standards, international buyers often pay in cash, insulating segments of the market from volatility.

“The ones that are buying cash are the ones that are getting a very good deal,” Lopez says. While some international buyers do use financing, those who pay cash are less affected by today’s interest rate environment. Domestic buyers, by contrast, are gravitating toward new construction, where builders offer financing incentives to offset higher rates.

Lopez believes that the continued presence of cash buyers is keeping prices firm, even as inventory rises and overall transaction volume slows. “We still have a lot of cash transactions here in Florida,” he says. “With the interest rates, a lot of people bring that up, and when it comes down to our buyers, we still have a lot of cash transactions.”

A Market Divided by Buyer Type

Florida’s market is increasingly split between international cash buyers and domestic buyers reliant on financing. Lopez observes that prices remain firm despite a slowdown in sales and higher inventory levels, largely because international buyers are sustaining steady demand in segments where domestic buyers have pulled back.

“The scary part is that with this inventory, with this slowdown, our prices are still very firm,” Lopez says. He attributes this to the unique composition of Florida’s buyer pool and the stabilizing effect of cash transactions.

Specialized Services for International Buyers

To meet this new demand, Avanti Way Realty has developed specialized services for international buyers, including a proprietary technology platform. According to Lopez, the platform connects agents with the right tax and legal professionals and streamlines the complex cross-border transaction process.

Avanti Way has also formed partnerships with international accountants to help buyers structure their purchases appropriately. Lopez says these services are now essential for closing deals with visa-program buyers, who require more guidance than traditional domestic clients.

Looking Ahead

Whether other brokerages follow suit and develop specialized capabilities for international clients will depend on how quickly they recognize that this segment is here to stay. The influx of EB-5 and other visa buyers is not a temporary response to market conditions, but a structural change in Florida’s residential market that demands new expertise and coordination.

As a result, agents and sellers who understand the needs and behaviors of this emerging buyer class are likely to have an advantage. For now, international capital is a crucial source of price stability and demand, even as the broader market adjusts to slower domestic sales and higher inventory levels. The long-term impact will depend on whether these trends persist and on how the industry adapts to serve buyers, reshaping Florida’s real estate landscape.