Buying a South Florida condo from overseas? You may be able to finance it, not pay all cash.

All cash versus financed, on the same purchase

The arithmetic is the whole argument. On a purchase where a non-resident program starts at 35% down:

Illustrative only. These are round numbers to show the shape of the choice — not a quote, a rate, an approval, or a commitment to lend.

How a foreign-national loan works

These programs assume you have no US credit file. That is the starting condition, not a problem to be argued around.

• 1No US credit score required. Lenders generally substitute an international credit reference, or letters from banks you already hold accounts with.
• 2Income documented from home. Typically a letter from your accountant or employer, plus bank statements — commonly translated into English, with amounts converted to US dollars.
• 3A larger deposit, and reserves. The higher down payment is how the lender prices the absence of a US credit history. Expect to show several months of payments held in reserve on top of the deposit.
• 4The building still gets reviewed. A foreign-national loan is still a condo loan, so the project matters. These programs are usually portfolio products, which means they don’t depend on the FHA or VA lists — often an advantage in buildings where those have lapsed.

Terms vary widely between lenders and depend on your situation, the country your income comes from, and the specific project. Nothing here is an offer of credit.

Preconstruction, where most overseas buyers start

New-construction projects take deposits in stages and are the most common entry point for international buyers. Each project page carries its status, delivery, published starting price and short-term-rental position.

• Rosewood Residences Hillsboro Beach · Hillsboro BeachTopped Off
• Armani/Casa Residences Pompano · Pompano BeachPlanning
• Ocean580 · Pompano BeachUnder Construction
• St. Regis Resort & Residences Bahia Mar · Fort LauderdaleReservations

Check the building before you commit

Whether you finance or pay cash, the building’s standing affects what you can do later — refinancing it, and who can buy it from you when you sell.

• Resale matters even to a cash buyer. If the building has no FHA or VA standing, your future buyer faces the same financing constraint you avoided. That shapes the price you will get.
• Short-term rental rules vary by project and change what an investment purchase is worth. We record the position where the project publishes one.
• Reserve and structural filings are public. Look them up free, with the date each was read and a link to the source.