Fully remote process

Invest in Florida without leaving home

What happens at each stage and what you need ready.

The six steps

Step 1
First conversation
On WhatsApp or video call, in English or Spanish: your goal, budget and timing.
Step 2
Video tour with Nora
Nora shows you the home, the lot and the neighborhood live.
Step 3
Offer and contract
We prepare your offer and you sign everything electronically.
Step 4
Payment or mortgage
Cash or a mortgage. We introduce you to Florida lenders and attorneys.
Step 5
Remote closing
We guide you through the closing protocol, step by step.
Step 6
Handover and rental
Receive the home after inspection and, if you like, hand it to a property manager.

Three decisions you'll make

Cash or mortgage
Cash is faster and strengthens your offer. Foreign-national loans approved on the rent (DSCR) usually require 25–40% down. Waltz
LLC and taxes
Many buy through a Florida LLC. It doesn't avoid FIRPTA withholding (15%) when a foreign person sells. Decide with an attorney and accountant. Florida Realtors
How to sign
Florida has allowed remote online notarization since 2020. If your lender doesn't accept it, you sign at a U.S. consulate or with an apostille. Florida Realtors

Documents to prepare

Venezuela and Cuba: Florida's SB 264 restricts certain purchases; review it with an attorney before reserving. Gunster

Simulate my investment

Valid passport
Proof of funds (recent bank statements)
Form W-8BEN for U.S. tax purposes
With a loan: bank history and the home's estimated rent
If buying through an LLC: formation documents and EIN

Your questions, before you invest

We start with the risks, because investing well means understanding what can go wrong.

What can go wrong?

Several things, and we'd rather say them up front: the home's value can fall (Ocala prices fell 0.6% in the last year, FHFA via FRED), the home can sit vacant for months, and insurance and taxes can rise (Florida home insurance rose 18% in 2025, Insurify). That's why the simulator includes a no-appreciation scenario.

What if construction is delayed or the builder doesn't deliver?

In Florida, a new-home buyer has the right to have their deposit, up to 10% of the price, held in escrow. That right can be waived in writing, so review the contract with your attorney before signing. F.S. 501.1375

Can I rent it short-term, Airbnb-style?

It depends on the HOA rules. Florida law lets an HOA ban rentals shorter than 6 months for all owners. Each community has its own; don't reserve counting on short-term rental until you see them in writing. Becker

How easy is it to sell later?

A home doesn't sell overnight: it can take months and has costs (commissions and closing). And when a foreign person sells, 15% of the price is withheld under FIRPTA until taxes are filed. Florida Realtors

Can I buy without traveling to Florida?

Yes. Florida has allowed remote online notarization since 2020, even when you sign from outside the state. Some lenders don't accept it; then you sign at a U.S. consulate or with an apostille.

Does Nora represent me or the builder?

Nora doesn't work for the builder. Florida law presumes an agent acts as a transaction broker, a limited form of representation, unless a single-agent relationship is signed. Before you start, Nora explains in writing which one applies. F.S. 475.278

Who looks after it and rents it?

A local manager handles tenants and upkeep for a share of the rent. You can see how much that costs in the simulator.

Are there restrictions based on my country?

Florida restricts certain purchases by persons tied to some countries (SB 264). If you are from Venezuela or Cuba, review it with an attorney before reserving.

Can I get a mortgage if I don't live in the U.S.?

There are foreign-national loans (for example, DSCR loans approved on the home's rent). They usually require 25–40% down.

Should I buy through an LLC?

It depends. A Florida LLC can help with organization and liability, but it doesn't avoid FIRPTA withholding when you sell. Decide with an attorney and accountant.

What does it cost to work with Nora?

On new construction, the buyer's agent commission is usually paid by the builder. Nora confirms it in writing before you start.

Who builds the homes?

Each project has its own builder, and Nora tells you who it is and what they have built before you decide. Nora doesn't work for the builder; she works with the buyer.