Miami remains the top US metro for foreign buyers — NAR's 2025 report put international buyers at 14% of Miami-Dade residential transactions. Brazilian, Argentine, Colombian, and Mexican capital still dominates, with recent acceleration from Turkish and Russian buyers restructuring exposure. The 2025 condo recertification crisis (post-Surfside reforms) pushed assessments up sharply across pre-1992 oceanfront stock; new-build and post-reform buildings are trading at visible premiums. Insurance remains the biggest cost creep — homeowner premiums are up 3-4x since 2019 for waterfront exposure.
Locations
Miami and the International Buyer: Why the Flow Hasn't Stopped
Latin American capital, tech relocation, no state income tax. Brickell and Edgewater keep absorbing international money despite the insurance crisis and the condo reform aftermath. A look at the buyer mix and the 2026 outlook.