Investing in Northeast Florida real estate from abroad.
Rental homes, vacation homes, new construction, commercial property and luxury homes in Flagler, Volusia, St. Johns and Putnam counties, with a broker who has spent more than 30 years helping investors, banks and asset managers buy, manage and sell property here.
Please read: I'm a real estate broker and instructor, not an attorney, accountant, tax advisor or investment advisor. This page is general information, not legal, tax or investment advice, and nothing here promises a return. Talk to a U.S. real estate attorney and a CPA who works with foreign owners before you buy.
Who you'll work with
I'm Dave Petkovsek, Real Estate Broker & Instructor with CENTURY 21 Realty Exchange in Palm Coast. I've done short sales since 1994 and bank-owned (REO) property since 1998, I've sold more than 2,000 homes, and banks, servicers and asset managers trust me with their properties in all four counties. I also teach real estate: I'm a licensed Florida real estate instructor and a Staff Faculty member with Florida Realtors.
Our office is part of CENTURY 21, one of the best-known names in real estate worldwide. If you already work with a CENTURY 21 office in your country, your agent there can refer you to me.
Why Northeast Florida
- Prices below the big Florida metros. In the year to July 2025, the median sale price in the Deltona–Daytona Beach–Ormond Beach area was $350,000, against $412,000 in Orlando, about an hour away (Florida Realtors).
- Florida has no state personal income tax (Florida Department of Revenue). Federal U.S. tax still applies.
- International buyers already choose Florida. About 16,400 international buyers bought Florida homes in the year to July 2025, about $10.4 billion in all, at a median price of $442,000 (Florida Realtors).
- Many pay cash. 48% of foreign buyers in the U.S. paid all cash in the year to March 2026, against 28% of all buyers (National Association of Realtors).
The numbers today
| Area | Median sale price (August 2026) | Homes for sale (September 2026) | Days on market (September 2026) |
|---|---|---|---|
| Flagler County | $365,000 | 1,301 | 78 |
| Volusia County | $329,000 | 4,171 | 78 |
| St. Johns County | $511,000 | 2,174 | 72 |
| Putnam County | $252,000 | 301 | 87 |
| Florida | $384,000 | 146,478 | 81 |
| United States | $381,000 | 1,161,615 | 61 |
Sources: Zillow Research (median sale price, 3-month average), Realtor.com (homes for sale and median days on market). The 30-year fixed mortgage rate averaged 7.24% the week of October 29, 2026 (Freddie Mac). Every month since 2019 is on The Market Desk. Past numbers don't predict future prices or rents.
What investors buy here
Single-family rental homes
The most common investment here. See what a home would rent for, from real local leases, with yield and cap rate.
Rent Estimator →Vacation and short-term rentals
Beach towns and golf communities draw visitors all year, but short-term rentals need a state license, tourist taxes and, in many places, a local permit. Check the rules for the exact address before you buy. Local rules: Palm Coast; Flagler County; Flagler Beach; Volusia County; St. Johns County.
Florida vacation rental license →New construction
Every builder and community in the four counties, with today's builder deals and move-in ready homes.
New construction guide →Commercial property
Offices, retail, warehouses and investment buildings, with cap rate and buy-versus-lease calculators and a due diligence checklist.
Commercial buyers →Luxury homes
Oceanfront, Intracoastal and golf-course homes. CENTURY 21 Fine Homes & Estates is CENTURY 21's program for marketing luxury properties.
CENTURY 21 Fine Homes & Estates →Bank-owned and distressed property
Every foreclosure, bank-owned home and short sale in the four counties, plus county auctions and government-owned homes.
Foreclosures and REOs →How foreign investors usually buy
Cash
Cash is the simplest and fastest way to buy, and it's how many international buyers do it. Expect your bank and the title company to ask for identification and to show where the money comes from. Always confirm wiring instructions by phone with a number you already know, never from an email alone.
Foreign-national loans
Lenders whose own websites say they lend to foreign nationals (checked November 2, 2026): Lima One Capital, CoreVest Finance, RCN Capital, Easy Street Capital (when a U.S. citizen or green card holder owns at least half of the borrowing company). Programs and terms change, so confirm with each lender. My full list of investment lenders is on the investors page.
Owning through a U.S. company (LLC)
Many investors hold property in a Florida limited liability company (LLC), formed through the Florida Division of Corporations. Whether that's right for you depends on your country's tax rules and U.S. tax rules, so decide it with a U.S. real estate attorney and a CPA before you sign a contract, because the buyer's name goes on the contract.
Who can buy
Most foreign buyers can buy Florida real estate. Every buyer and seller is screened against the U.S. sanctions list, and a 2023 Florida law limits some purchases by people and companies tied to a few countries. Our guide Moving to the U.S. explains the sanctions screening and Florida's SB 264 in plain words; the title company handles both at closing. Owning a home in the U.S. doesn't by itself give you a visa or the right to live here; for that, talk to a U.S. immigration attorney.
Owning from abroad
Property management
Most owners who live abroad hire a licensed property manager to find and screen tenants, collect rent, handle repairs and send monthly statements. Interview two or three. One option is Flagler4Rent, a property management company in Palm Coast. Disclosure: I'm a co-owner of Flagler4Rent. You're never required to use it, and I'll gladly give you other names.
Insurance
Plan for wind (hurricane) coverage and look at flood insurance even where the lender doesn't require it. Check the flood zone on FEMA's flood maps and get insurance quotes before your inspection period ends. Citizens Property Insurance is Florida's state-created insurer.
Property taxes
Florida's homestead exemption is only for a permanent Florida resident's home, so an investment or vacation property pays the full tax rate. The good news: for property that isn't a homestead, the assessed value generally can't go up more than 10% a year (Florida Department of Revenue). Look up the current tax bill on the county website before you make an offer.
Hurricane season
Hurricane season runs June 1 to November 30. Have a plan for who checks the property before and after a storm, keep shutters or impact windows in good order, and keep photos of the property for any insurance claim. The state's Florida Division of Emergency Management explains how to prepare.
Rental income and U.S. tax
Rent paid to a nonresident owner is generally subject to U.S. tax. By default 30% of gross rent is withheld, and many owners instead choose to be taxed on net rental income and file a U.S. return (Form 1040-NR). Short-term rentals also collect Florida sales tax and the county's tourist tax (Florida Department of Revenue). See the IRS page for nonresidents and ask a CPA.
When you sell (FIRPTA)
When a foreign person sells U.S. real estate, the buyer generally must withhold 15% of the sale price for the IRS. The title company handles the withholding, and your U.S. tax return then settles the actual tax. See FIRPTA withholding at the IRS.
Market data tools
Free, updated every month, and every number shows its source.
The Market Desk
Prices, mortgage rates, days on market, supply and sales for the four counties, Florida and the U.S., side by side.
Open The Market Desk →County reports
What sold, by home type, price range and city, with ten-year trends and a market strength score.
Flagler · Volusia · St. Johns · PutnamRent Estimator
Rents for homes, condos, duplexes and commercial space from real local leases, with yield and cap rate.
Estimate a rent →Distressed Market Brief
My monthly read on late mortgages and bank-owned sales, plus investment lenders and how to send me an asset.
Investors and asset managers →Talk to Dave about investing
Tell me what you're looking for and how you'd like to buy. I'll reply personally, and I'll bring in one of our agents who speaks your language when that helps. You're welcome to write in your own language.
Prefer email or phone? Dave@RealtyExchangeFL.com · +1 386-627-3182 (U.S. Eastern Time)
Equal Housing Opportunity. We serve everyone equally, wherever they're from.
Sources
- Florida Realtors, 2025 Profile of International Residential Transactions in Florida
- National Association of Realtors, International Transactions in U.S. Residential Real Estate (2026)
- FlaglerDave.com, The Market Desk (Zillow Research, Realtor.com, Freddie Mac)
- Florida Department of Revenue, taxes
- Florida Department of Revenue, homestead and other exemptions
- Florida Department of Revenue, assessment limits
- Florida Department of Revenue, tourist development tax
- Florida DBPR, vacation rental licenses
- IRS, taxation of nonresident aliens
- IRS, FIRPTA withholding
- Florida Division of Corporations (Sunbiz)
- FEMA Flood Map Service Center
- Florida Division of Emergency Management
Rules and figures checked November 2, 2026. Laws and tax rules change; confirm them with a professional.