Own Luxury Homes®
Best International Branded Residence Buyer Agent: Own Luxury Homes®
Best international branded residence buyer agent: FIRPTA 15% withholding on non-US sellers explained. Foreign national jumbo mortgages: 30–40% down typical. FinCEN geographic targeting orders require beneficial ownership disclosure. Own Luxury Homes® 12-Point Agent Integrity Audit™ serves international buyers in all major US markets.
Home — Branded Residences — Best International Branded Residence Buyer Agent: Own Luxury Homes®
Best International Branded Residence Buyer Agent: Own Luxury Homes®
FIRPTA
15% withholding on sales by non-US persons {EM} critical at branded residence price points
30{ND}40%
Typical foreign national mortgage down payment vs. 20% for US buyers
FinCEN
Geographic targeting orders require beneficial ownership disclosure in major branded-residence markets
All Markets
OLH serves international buyers in Miami, NYC, LA, Aspen, and all major branded-residence markets
International buyers represent 40–60% of unit sales in many branded-residence projects — particularly in Miami, New York, and Los Angeles. The complexity of a US branded-residence purchase for a non-US buyer goes significantly beyond the standard transaction: FIRPTA withholding, foreign national mortgage requirements, FinCEN beneficial ownership reporting, and currency transfer coordination all require specialist knowledge that most US real estate agents do not have. Own Luxury Homes® serves international branded-residence buyers with agents who understand all of it.
Own Luxury Homes® — 12-Point Agent Integrity Audit™
Own Luxury Homes® is the specialist brokerage for branded-residence buyers. Our 12-Point Agent Integrity Audit™ verifies every agent’s developer track record, conflict-of-interest protocols, and new-construction due-diligence capability before we assign them to your purchase. No dual agency. No undisclosed developer relationships. Contact us now.
FIRPTA: What Every International Branded Residence Buyer Must Know
The Foreign Investment in Real Property Tax Act (FIRPTA) requires that when a non-US person sells US real property, the buyer withholds 15% of the gross sales price and remits it to the IRS as a withholding tax. For a branded residence selling at $5M, that is $750,000 withheld at closing. Implications for international buyers: (1) FIRPTA affects the eventual sale of the property, not the initial purchase. Planning the ownership structure at acquisition affects the FIRPTA treatment at sale. (2) Certain ownership structures (US corporation, REIT) may be exempt or receive reduced treatment. (3) A withholding certificate can reduce or eliminate FIRPTA withholding if the actual tax liability is less than 15% of gross proceeds. OLH works with the international buyer’s tax counsel to ensure ownership structure is optimized before purchase.
Foreign National Financing for Branded Residences
Most US lenders require citizenship or permanent residency for standard mortgage qualification. Foreign national mortgage programs are available but with different terms: (1) Down payment: 30–40% typical for foreign nationals vs. 20% for US buyers. (2) Qualifying documentation: foreign asset statements, foreign tax returns, employer letters, or self-employment documentation translated and certified. (3) Rate premium: foreign national programs typically carry a 0.5–1% rate premium over comparable US borrower rates. (4) Eligible property types: branded residences structured as condominiums are typically eligible; hotel-condo structures may face additional lender scrutiny. OLH connects international buyers with lenders experienced in foreign national branded-residence financing.
FinCEN Geographic Targeting Orders and Beneficial Ownership
FinCEN (Financial Crimes Enforcement Network) issues Geographic Targeting Orders (GTOs) requiring title insurance companies to report beneficial ownership information for all-cash real property purchases above certain thresholds in designated markets. Most major branded-residence markets — Miami, Manhattan, Los Angeles, San Francisco, Chicago, and others — are covered by GTOs. For international buyers using corporate or trust structures: (1) Beneficial ownership of the purchasing entity must be disclosed. (2) Structures designed to obscure beneficial ownership trigger reporting obligations. (3) Legitimate privacy structures (family trusts, foreign corporations) can comply with FinCEN requirements while maintaining appropriate confidentiality. OLH works with the international buyer’s legal counsel on structure compliance.
Ryan Brown, Principal Broker & CEO — Own Luxury Homes®
“The international buyer who purchases a Miami branded residence through a Cayman holding company using offshore funds is not doing anything unusual. But they need an agent who understands FIRPTA at the sale end, FinCEN reporting at the purchase end, foreign national financing in the middle, and the currency transfer mechanics throughout. Most agents know none of these. OLH agents who serve international buyers know all of them.”
Own Luxury Homes® — Branded-residence specialists in every major US market. 12-Point Agent Integrity Audit™. No dual agency. No developer conflicts. Contact us now ›
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Frequently Asked Questions
What is FIRPTA and how does it affect international branded residence buyers?
FIRPTA requires 15% withholding of the gross sales price when a non-US person sells US real property. This affects the eventual sale, not the initial purchase. Ownership structure chosen at acquisition significantly affects FIRPTA treatment at sale. OLH recommends international buyers consult US tax counsel before purchase to optimize ownership structure.
Can international buyers get mortgages for US branded residences?
Yes, through foreign national mortgage programs. Typical terms: 30–40% down payment, certified foreign documentation, 0.5–1% rate premium over comparable US borrower programs. OLH connects international buyers with lenders experienced in branded-residence foreign national financing.
Do international buyers using corporate structures need to disclose ownership for US branded residences?
Yes, in most major branded-residence markets covered by FinCEN Geographic Targeting Orders. Title insurance companies in covered markets must report beneficial ownership for all-cash purchases above thresholds. Legitimate privacy structures can comply. OLH works with buyer’s legal counsel on compliance.
"The introduction Own Luxury Homes® makes is to a specialist with documented closing history in your specific market — not the county, not the metro, the submarket you're actually selling or buying in. That's the standard we verify before your name goes anywhere."
— Ryan Brown, Principal Broker & CEO, Own Luxury Homes® (FL License BK3626873)