Colombian investors rank year after year among the top foreign buyers of South Florida real estate — and you can buy, finance, and eventually sell a US rental without ever holding a US credit score. The cycle has three chapters: buying in dollars, financing on the property’s rent, and planning for FIRPTA at the exit. Families from Bogotá, Medellín, and Cali already know why the dollar matters. The second and third chapters are where good planning protects the profit.
Why Colombian investors choose Florida
A rental in South Florida earns in dollars while the peso swings, and it can be managed entirely from Colombia. Doral, Kendall, and Pembroke Pines hold deep Colombian communities, Spanish-speaking property managers, and steady tenant demand. Direct flights from Bogotá and Medellín make ownership visits easy, though most owners rarely need them. For savers who already keep dollars abroad, a Florida property turns idle capital into monthly income.
Financing without a US credit score
Paying all cash is optional. Foreign national loans qualify the property instead of the borrower: the appraiser prepares a market-rent schedule, the lender compares that rent to the full monthly payment, and a DSCR of 1.0 or better carries the file. Plan on 25 to 30 percent down, reserves of 6 to 12 months, and pricing slightly above resident programs. Test your target property with our DSCR calculator before you sign a contract.
Building a file the lender can verify
For most Colombian investors, the paper trail decides the timeline — not the income math. Lenders and title companies will ask for:
- Seasoned dollars: funds already sitting in a US or international account close fastest and cleanest.
- A clear trail: statements showing where the down payment has lived and how it moved.
- A bank reference: a letter from your Colombian bank or an international credit report stands in for FICO.
- A remote closing plan: sign at the US Embassy in Bogotá, or apostille the package under a power of attorney.
FIRPTA when you sell
The exit is where planning pays most. FIRPTA lets the IRS withhold up to 15 percent of the gross sales price at closing — a deposit against your real tax, not the tax itself. Our guide on what is FIRPTA covers the mechanics, and a Form 8288-B filed before closing can reduce FIRPTA withholding to your actual expected tax. Colombia has no comprehensive income-tax treaty with the United States, yet Colombian residents must report worldwide income and foreign assets to the DIAN, so both filings belong with a cross-border CPA. This article is general information, not tax advice; we coordinate with cross-border CPAs on every file.
A typical deal
A family from Medellín buys a $350,000 townhouse in Kendall with dollars held abroad for years. They put 25 percent down and finance $262,500 with a foreign national DSCR loan; the rent schedule shows $2,700 against a $2,300 full payment — a 1.17 DSCR. They sign with an apostilled power of attorney and never leave Colombia. Six years later they sell for $430,000: a Form 8288-B filed before closing caps the withholding near their actual tax of about $12,000, instead of $64,500 locked up for a year.
Investing from Colombia?
Alpha Equity Lending works with Colombian investors across South Florida — financing without US credit, ITIN timing, and FIRPTA planning alongside your cross-border CPA. Tell us about your target property through our submit your deal page and we will map the whole cycle with you — in English or Spanish.
Have more questions? Our foreign national mortgage FAQ answers the 30 questions investors ask most, from down payment and reserves to FIRPTA and estate tax.
By Andres Jara — Alpha Equity Lending (NMLS #1855083). 20+ years in real estate finance, an MS in Finance, and an active South Florida investor and landlord.
