How to buy property in Brazil as an American?

Authored by the expert who managed and guided the team behind the Brazil Property Pack

Everything you need to know before buying real estate is included in our Brazil Property Pack

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Brazil. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The Latinvestor, we explore the Brazilian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like São Paulo, Rio de Janeiro, and Florianópolis. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Fact-checked and reviewed by our local expert

✓✓✓

Laura Beatriz de Oliveira 🇧🇷

Commercial, Vokkan

Laura is a seasoned real estate professional with extensive knowledge of Brazil's evolving property market. From high-growth urban centers to exclusive coastal retreats, she helps clients identify strategic investment opportunities across the country. With a strong focus on sustainability and long-term value, Laura provides expert guidance on navigating Brazil's regulatory environment, emerging hotspots, and luxury developments, ensuring her clients maximize their real estate potential.

What are the current legal restrictions for Americans buying property in Brazil compared to Brazilian citizens or other foreigners?

Americans can legally buy property in Brazil with nearly the same rights as Brazilian citizens for urban properties.

There are no restrictions for foreign ownership of urban residential or commercial properties, including houses, apartments, and commercial real estate. Americans can purchase these properties in their own names without any special limitations or approval processes.

The main restrictions apply to rural property and land near international borders. Foreign buyers need government approval for these types of purchases, and there are specific limits on the amount of rural land that can be acquired. These restrictions affect all foreigners equally, not just Americans.

This legal framework makes Brazil one of the most accessible Latin American countries for American property investment.

Do Americans need a specific visa or residency status to buy property in Brazil, and if so, which ones?

No specific visa or residency status is required for Americans to purchase property in Brazil.

The only mandatory document is a CPF (Cadastro de Pessoa Física) tax identification number, which can be obtained from a Brazilian consulate in the US or online. This process typically takes 1-2 weeks and requires only a valid US passport.

However, if you wish to stay in Brazil for longer than 90 days or seek permanent residency, an Investor Visa becomes relevant. This visa is available for property purchases above BRL 700,000 (approximately $140,000 USD as of September 2025), though this threshold can be lower in certain designated regions.

The Investor Visa provides a pathway to Brazilian residency but is not required for property ownership itself.

Is it necessary for an American buyer to be physically present in Brazil during the purchase process?

Physical presence in Brazil is not required for the entire purchase process, though it is often recommended for key stages.

Purchases can be completed remotely through Brazil's e-notary system if you issue a notarized power of attorney to a Brazilian representative. This allows all legal documentation and registration to be handled without your physical presence.

However, being present for property searches, inspections, and the final signing is often preferable for due diligence purposes. Many buyers choose to visit Brazil to personally evaluate properties and meet with local professionals before making their final decision.

It's something we develop in our Brazil property pack.

The power of attorney route works best when you have established trusted local contacts and legal representation.

What taxes, fees, and ongoing fiscal obligations apply to Americans owning property in Brazil?

American property owners in Brazil face several tax obligations both at purchase and ongoing.

Tax/Fee Type	Rate	When Paid
ITBI Transfer Tax	2-3% of assessed or sale value	At purchase (paid by buyer)
Notary/Registry Fees	1-3% of property value	At purchase (paid by buyer)
Legal Fees	1-5% of property value	At purchase (recommended)
IPTU Annual Property Tax	1-2% of property value	Annual municipal tax
Rental Income Tax	15% for non-residents	Monthly or annual declaration
Capital Gains Tax	15-22.5% progressive rate	Upon sale (paid by seller)
Condo Fees	Varies by property	Monthly (if applicable)

What is the full step-by-step process for an American to buy property in Brazil, and which documents are required at each stage?

The Brazilian property purchase process follows seven clear steps with specific documentation requirements at each stage.

Step 1: Obtain a CPF tax identification number using your valid US passport. This can be done at a Brazilian consulate or online and typically takes 1-2 weeks to process.

Step 2: Research properties and select your target. Work with a licensed, CRECI-certified real estate agent who can provide access to legitimate listings and market insights.

Step 3: Conduct due diligence and legal checks. Required documents include the property certificate (Certidão de Ônus Reais) and ownership/title deeds. Hiring a Brazilian lawyer is highly recommended at this stage to verify the property is free of debts, liens, or legal disputes.

Step 4: Sign the purchase agreement (Contrato de Compra e Venda). You'll need your US passport, CPF, proof of address, and bank statements showing available funds. A deposit of 5-10% is typically required at this stage.

Step 5: Arrange funds transfer from abroad to a Brazilian bank via the registered RDE-IED process. This legal requirement ensures proper documentation of foreign investment.

Step 6: Complete the final contract and notary process. All previous documents plus proof of payment and the final contract must be presented. The deed is signed before a notary (Cartório).

Step 7: Register the property at the local Real Estate Registry Office to officially transfer ownership to your name.

Is hiring a lawyer mandatory for Americans buying property in Brazil, and what are the recommended legal precautions?

Hiring a lawyer is not legally mandatory for Americans buying property in Brazil, but it is highly recommended due to the lack of title insurance systems.

Brazilian lawyers (who must be OAB-registered with real estate specialization) conduct critical due diligence including title searches, debt and lien verification, zoning compliance checks, contract reviews, and representation at registry offices. These services are essential for protecting your investment.

Key legal precautions include verifying your agent's CRECI license, always using written contracts, confirming the property is free of legal disputes or debts, budgeting appropriately for all taxes and fees, and obtaining independent legal review of all contracts before signing.

The absence of title insurance in Brazil makes professional legal representation one of your most important protections against potential fraud or undisclosed property issues.

Legal fees typically range from 1-5% of the property value, which is a worthwhile investment for the security it provides.

Which cities or regions in Brazil are currently most popular with American buyers, and why?

São Paulo leads as the top choice for American buyers due to its status as Brazil's economic powerhouse and best market for urban, commercial, and luxury real estate.

Rio de Janeiro ranks second, attracting buyers with its beaches, luxury properties, and strong tourism-driven rental market. The city offers excellent potential for both personal use and investment returns.

Florianópolis has emerged as a major destination, particularly popular with digital nomads and remote workers due to its high living quality, safety, natural beauty, and fast-growing tech sector.

Salvador provides an affordable entry point while gaining popularity for its historic charm and cultural significance. Other emerging hubs include Brasília, Recife, Fortaleza, and Porto Alegre.

American buyers are drawn to these cities for their urban convenience, international amenities, beach lifestyle options, strong rental yields, established expat communities, and tourism-driven demand that supports property values.

Which areas offer the best potential for living quality, rental income, or long-term capital appreciation, based on the latest data?

Florianópolis stands out as the top choice for quality of life, combining safety, natural beauty, and excellent infrastructure for remote work with strong rental demand.

The city experienced 25% price growth in 2024 and continues to attract both Brazilian and international residents. Its position as a tech hub and digital nomad destination creates consistent rental demand, particularly for modern apartments and houses with good internet connectivity.

Rio de Janeiro and São Paulo offer the highest rental yields and strongest appreciation potential, especially in desirable neighborhoods close to business districts, beaches, or cultural attractions. These cities provide the most liquid resale markets for long-term investors.

Northeast beach towns including Natal, Pipa, and destinations in Ceará state offer cheaper entry points with rising tourism and strong short-term rental demand. These areas are experiencing rapid development and infrastructure improvements.

It's something we develop in our Brazil property pack.

Coastal properties generally outperform inland locations for both rental income and appreciation, driven by Brazil's strong domestic and international tourism sector.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Brazil versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What is the latest breakdown of average property prices in major Brazilian cities and regions?

As of September 2025, property prices across major Brazilian cities show significant variation based on location, quality, and proximity to amenities.

São Paulo commands the highest prices at R$9,000-R$16,000 per square meter (USD $1,800-3,200 per square meter), reflecting its status as the country's financial center and largest city.

Rio de Janeiro follows closely with R$7,000-R$16,000 per square meter (USD $1,400-3,200 per square meter), with premium beachfront properties in neighborhoods like Ipanema and Copacabana reaching the upper end of this range.

Florianópolis prices range from R$9,500-R$15,000 per square meter (USD $1,900-3,000 per square meter), justified by high quality of life and strong demand from tech workers and remote professionals.

Salvador offers more affordable options at R$5,000-R$8,500 per square meter (USD $1,000-1,700 per square meter), making it attractive for budget-conscious buyers seeking cultural richness and historic charm.

Northeast beach areas including Natal and Ceará provide the most affordable entry points at R$3,500-R$9,000 per square meter (USD $700-1,800 per square meter), with significant variation based on distance from the beach and development level.

Can Americans get a mortgage in Brazil, and if so, what are the current rates, conditions, and best tips to qualify?

Americans can obtain mortgages in Brazil, but the process is complex and typically requires additional documentation compared to Brazilian residents.

Brazilian banks generally require applicants to have residency status, established local credit history, and a Brazilian bank account. Some specialized banks and brokers assist foreign buyers, but options are more limited than for residents.

Down payments typically range from 30-40% of the property value for foreign buyers, significantly higher than what Americans might expect domestically. Interest rates for foreign buyers range from 9-12% annually as of September 2025.

Best tips for qualifying include building a CPF history through previous transactions or business relationships, opening a Brazilian bank account well in advance, providing comprehensive proof of stable income from US sources, and working with brokers who specialize in foreign client financing.

Many American buyers opt for cash purchases due to the complexity and higher costs of financing, especially for investment properties where mortgage restrictions may be more stringent.

What are the most common mistakes or pitfalls Americans face when buying property in Brazil, and how can they avoid them?

The most frequent mistake is skimping on legal due diligence or working without a licensed, CRECI-certified real estate agent.

1. **Inadequate budget planning**: Not accounting for all closing costs, taxes, and ongoing expenses beyond the purchase price2. **Insufficient property verification**: Assuming all listings are problem-free without verifying debts, liens, or clear title3. **Ignoring local market dynamics**: Failing to research rental demand, resale potential, or neighborhood trends in the chosen area4. **Overlooking visa implications**: Not researching residency or visa options if planning extended stays in Brazil5. **Currency exchange timing**: Not considering exchange rate fluctuations when transferring large sums for purchase

To avoid these pitfalls, work with established local professionals, budget an additional 10-15% above the purchase price for all fees and taxes, conduct thorough due diligence on every property, research the local rental and resale market extensively, and consider consulting with immigration lawyers if residency is a goal.

It's something we develop in our Brazil property pack.

Are there any limits or special conditions on the type or size of property Americans can purchase in Brazil?

Americans face no limits on the type or size of urban property they can purchase in Brazil.

Urban residential properties, commercial real estate, apartments, houses, and condominiums can all be purchased without restriction. There are no minimum or maximum size limitations for these property types.

The restrictions that do exist apply to rural land and properties near international borders. Government approval is required for rural agricultural land purchases, and there are specific limits on the total amount of rural land that foreign nationals can acquire.

Condominiums and gated communities may have their own community bylaws and approval processes for new owners, but these apply equally to all buyers regardless of nationality. Always review community rules and regulations before purchase.

Properties in certain environmentally protected areas may have development restrictions, but these affect all owners equally and are not specific to foreign buyers.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Brazil Beach House - Can Americans Buy Property in Brazil
2. Veles Club - Property Purchase Guide
3. The Latinvestor - Brazil Real Estate Foreigner Tips
4. Koetz Digital - Brazilian Residence Permit
5. Latin Exclusive - Investing in Real Estate in Brazil
6. Koetz Digital - Stay in Brazil by Buying Property
7. Global Citizen Solutions - Buying Property in Brazil
8. The Latinvestor - American Buying Real Estate Brazil
9. Global Property Guide - Brazil Taxes and Costs
10. The Latinvestor - Invest Brazil Real Estate Worth It