For Canadians

Canadians: buying or selling a home in Northeast Florida.

Whether you're ready to sell the Florida place or still shopping for one, the exchange rate and a few cross-border tax rules change the math. Here are the basics, in plain English, for Flagler, Volusia, St. Johns and Putnam counties.

Talk to me about your plans

Please read: I'm a real estate broker and instructor, not an attorney, accountant or tax advisor. This is general information, not legal, tax or financial advice. Cross-border tax rules depend on your situation, so talk to a cross-border tax professional before you act.

Canadians are still Florida's #1 international buyers

Canadians made 18% of Florida's international home purchases in the year to July 2025, more than any other country, with a median price of $415,314.
75% paid all cash, and 58% bought a vacation home. Condos (47%) and single-family homes (39%) led the way.
Canada also led the list of countries selling Florida homes that year.

Source: Florida Realtors, 2025 Profile of International Residential Transactions in Florida.

The exchange rate cuts both ways

Selling: you're paid in U.S. dollars. When the Canadian dollar is weak (Zoocasa put it at about 71 U.S. cents in July 2026), every U.S. dollar from your sale converts into more Canadian dollars at home.
Buying: the same weak loonie makes a U.S. home cost more in Canadian dollars. Watch the rate, and ask your bank or a currency service how they'll move the money before you sign a contract.
Check today's rate before you decide. It changes every day.

Snowbird tax basics (a starting point for your accountant)

FIRPTA when you sell. When a foreign person sells U.S. real estate, the buyer generally must withhold 15% of the sale price for the IRS. It can be 10% or 0% when the buyer will live in the home and the price is $1,000,000 or less, or $300,000 or less. The title company handles the withholding. A U.S. tax return after the sale reports the actual tax and can get back any excess.
Counting your days. The IRS "substantial presence" test adds all your U.S. days this year, one-third of last year's and one-sixth of the year before's. At 183 or more, you may be treated as a U.S. resident for tax. Many snowbirds who stay under that file Form 8840 (Closer Connection Exception Statement) each year.
Canada taxes its residents on worldwide income, so a Florida sale or Florida rent is generally reported on your Canadian return too. A cross-border accountant can tell you how U.S. tax paid is credited.
Florida has no state income tax.
Property tax: Florida's homestead exemption is only for a Florida permanent residence, so a seasonal home generally doesn't qualify.
Renting it out? U.S. rules for non-residents' rental income apply. Ask a cross-border tax professional before your first guest.

Rules and figures checked November 2, 2026, from the IRS, the Canada Revenue Agency and the Florida Department of Revenue (links below). They change, so confirm them with a professional.

Helpful pages on this site

Show Me the CashWhat you'd walk away with when you sell What did homes near you sell for?Real sale prices on any street New construction guideEvery builder, today's deals, move-in ready homes Area guideFlagler, Volusia, St. Johns and Putnam Moving here: the full guideTaxes, insurance, hurricanes and utilities, city by city

Tell me your plans

Selling the Florida place, buying one, or both? Send me a note and I'll call you back, usually the same day.