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EB-5 Visa and Florida Real Estate Guide
The EB-5 visa requires a $800,000 investment (TEA) or $1,050,000 (non-TEA) in a job-creating commercial enterprise — not a residential home purchase. Upon Green Card approval, the investor qualifies for standard domestic mortgage programs, the Florida homestead exemption, and the full $13.61M US estate tax exemption as a resident alien. Processing: 3—6 years for most nationalities. Own Luxury Homes® introduces specialists through the International Buyer Verification Standard™.
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EB-5 Visa and Florida Real Estate Guide
$10.4B
International buyer dollar volume in Florida 2025 — up 46% from 2024’s multi-year low, buyers from 73+ countries
47%
Of international Florida buyers pay all cash — vs 28% domestic — the highest-quality buyer profile in the market
15%
FIRPTA withholding on gross sale proceeds — the most misunderstood and most expensive surprise in international real estate
12
Point Integrity Audit dimensions verified before any Own Luxury Homes® specialist introduction for international buyer transactions
The EB-5 Immigrant Investor Program provides a path to US permanent residency through a qualifying investment of $800,000 (in a Targeted Employment Area) or $1,050,000 (outside a TEA) in a job-creating commercial enterprise. EB-5 is not a direct route to buying residential real estate — the investme...
Own Luxury Homes® Verification Standard™
Own Luxury Homes® International Buyer Verification Standard™
The Own Luxury Homes® standard for international buyer introductions: the specialist has documented transaction history with foreign national buyers at the buyer’s price tier, with verified FIRPTA-competent closing attorney relationships, foreign national mortgage lender connections, and international buyer insurance specialist relationships. Verified through the 12-Point Integrity Audit and 5% Performance Audit™.
Own Luxury Homes® Market Intelligence Analysis, .
How EB-5 Works
The EB-5 program requirements: (1) A qualifying investment of $800,000 (TEA) or $1,050,000 (non-TEA) in a new commercial enterprise. (2) The investment must create or preserve at least 10 full-time jobs for US workers (not the investor’s family). (3) Most investors participate through USCIS-designated Regional Centers — pooled investment funds that deploy EB-5 capital into qualifying projects and document the job creation. (4) Form I-526E (Regional Center petition) is filed with USCIS after the investment is committed. Processing time: 2–5 years depending on country of chargeability. (5) Upon I-526E approval, the investor and immediate family members (spouse + unmarried children under 21) receive conditional Green Cards (2-year temporary permanent residence). (6) Form I-829 is filed 90 days before the 2-year anniversary to remove conditions, demonstrating the investment was maintained and jobs created. (7) Unconditional Green Card issued after I-829 approval. Total timeline from investment to unconditional Green Card: 3–6 years for most nationalities (10–20+ years for Chinese and Indian investors due to visa quota backlogs).
EB-5 vs Residential Real Estate
Direct purchase of a Florida home does not qualify as an EB-5 investment because residential real estate purchase does not create jobs. The EB-5 investment (into a Regional Center commercial project) and the residential real estate purchase are separate transactions funded from separate capital pools: the EB-5 investment capital goes into the qualifying project; the residential property is purchased from other funds. The connection: once Green Card status is obtained, the investor’s Florida real estate picture changes: (1) standard domestic mortgage programs become available (no foreign national premium, no alternative documentation requirement); (2) the Florida homestead exemption becomes available (3% annual assessed value cap and $50,000 assessed value reduction); (3) US estate tax treatment shifts from non-resident alien ($60,000 exemption) to resident alien (worldwide estate taxed, but with the full $13.61M exemption as a resident); (4) the path to US citizenship becomes available after 5 years of permanent residence.
Regional Center Evaluation
Selecting an EB-5 Regional Center requires separate due diligence from the residential real estate purchase: (1) USCIS designation: confirm the Regional Center has a valid USCIS designation under the EB-5 Reform and Integrity Act of 2022 (which required reauthorisation of all existing Regional Centers). (2) Project type: TEA-qualifying projects ($800K minimum investment) are typically in designated high-unemployment or rural areas. Non-TEA projects ($1,050K) are often in urban core developments. (3) Track record: how many I-526 and I-829 petitions have been approved? Have prior investors received return of capital? (4) Escrow: reputable Regional Centers hold EB-5 funds in escrow until the I-526 petition is approved before deploying capital into the project. (5) Securities counsel: EB-5 investments are securities offerings; the offering documents must be reviewed by an EB-5 immigration attorney and an independent securities attorney before commitment.
What Changes at Green Card
When the EB-5 investor obtains a Green Card (conditional or unconditional), US legal status changes: (1) Income tax: the investor becomes a US resident alien, taxed on worldwide income at US rates. Prior non-resident alien status is replaced by resident alien status. (2) Estate tax: a Green Card holder who is domiciled in the US becomes a US domiciliary for estate tax purposes — potentially subject to US estate tax on worldwide assets (not just US-situs assets). This can increase estate tax exposure for investors with large non-US asset portfolios. (3) Mortgage: standard domestic mortgage programs available; no foreign national premium. (4) Homestead: Florida homestead exemption available for a primary Florida residence. (5) Banking: full access to US banking, credit card, and investment account products.
“The international buyer has every problem the domestic buyer has — plus five more: FIRPTA, foreign national financing, entity structuring for the US estate tax, rental income reporting as a non-resident alien, and a closing process in a legal system they don’t know. Most Florida agents have never closed a foreign national transaction. The specialist we introduce has closed these transactions, knows the FIRPTA-competent closing attorneys, knows which lenders do foreign national mortgages at the luxury tier, and knows which entity structures protect the family’s Florida asset from a $776,000 US estate tax bill at death.”
Ryan Brown, Principal Broker & CEO Own Luxury Homes®
Own Luxury Homes® Related Resources
Privacy & Asset Protection Hub › — LLC, land trust, anonymous purchase structures
1031 Exchange Hub › — for foreign investors converting investment property
Tax-Bridge™ Calculator › — compare US states on income and capital gains tax
Own Luxury Homes® Related Hubs: Privacy & Asset Protection — Luxury Condo — Waterfront Florida — Relocation Hub
Frequently Asked Questions
Is buying a Florida home an EB-5 investment?
No. Direct purchase of residential real estate does not create US jobs and does not qualify as an EB-5 investment. The EB-5 investment must be in a commercial enterprise through a USCIS-approved Regional Center.
How much does an EB-5 investment cost?
$800,000 (TEA) or $1,050,000 (non-TEA) plus Regional Center administrative fees ($50,000–$80,000) and EB-5 attorney fees ($15,000–$25,000). Total commitment: approximately $865,000–$1,155,000+.
How long does it take to get a Green Card through EB-5?
For most countries outside China and India: 3–6 years from investment to unconditional Green Card. For Chinese and Indian investors: 10–20+ years due to visa quota backlogs. Evaluate processing timelines before committing.
Can my family members get Green Cards through my EB-5 investment?
Yes. The principal investor’s spouse and unmarried children under 21 receive conditional Green Cards as derivative beneficiaries at the same time as the principal.
EB-5 Program Summary
| Parameter | TEA Investment | Non-TEA Investment |
|---|---|---|
| Minimum investment | $800,000 | $1,050,000 |
| Job creation requirement | 10 full-time US jobs | 10 full-time US jobs |
| Typical project type | Hotel, multifamily, commercial RE | Urban commercial RE |
| I-526E processing (most countries) | 2–5 years | 2–5 years |
| I-526E processing (China, India) | 10–20+ years | 10–20+ years |
| Conditional Green Card term | 2 years | 2 years |
| I-829 processing | 1–2 years | 1–2 years |
| Total timeline (non-China/India) | 3–6 years | 3–6 years |
| Family members included | Spouse + unmarried children under 21 | Same |
The EB-5 investment and the Florida residential real estate purchase are separate transactions. EB-5 status enables standard US domestic mortgage programs and Florida homestead exemption. Own Luxury Homes® International Buyer Verification Standard™.
Related International Buyer Guides
Can Foreigners Buy Florida Property? — LLC & Entity Guide — Florida Markets Guide — Return to International Buyer Hub ›
"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)