Fiscal System


Tax Exemption
Advantage of the Franco-American Convention

Real estate investing in Miami in 2014 represents a great opportunity for those wishing to diversify their assets, they enjoy a favorable tax regime thanks to the Franco-American Convention of non-double taxation.
Taxation in France rental income generated in the United States is canceled via the granting of a tax credit. Thus leaving only the American influence on tax returns.
In fact, the state of Florida does not levy any tax on income. Only is remaining the federal taxation which is way less than those observed in France property rates.
Finally, the Miami real estate market carries exceptional opportunities with prices that are still very low.
The development future prospects are very important and rental market has never been better.


There is no need to be an american resident to own real estate or get a corporation in Florida.

It is judicious to open a Corporation to acquire your real estate patrimony in Florida in order to protect you against the FIRPTA law (Foreign Investment in Real Property Tax Act of 1980). Indeed this law compels the non-resident to be levied a tax of 10% off the sale price in case of the cession of the asset. It takes about a year to refund this draining after providing evidences to the IRS (Internal Revenue Service) that no more tax is due. In the same manner, this tax will be 36% if the property comes to generate rental incomes and sold in within the same year of the acquisition.

In the event of estate and death duties protection - taxation from the first $60,000 for the non-residents - the corporation can be used. However, the best protection remains in forming an off-shore company (BVI, Cayman …) that becomes the main shareholder of your american company. Consult a lawyer to validate the lawfulness of such an installation in order not to be in violation with either the american fiscal regulation or your residence country's one.

All companies are limited liabilities and are of 2 types; "Corporation" (Corp.) or "Limited Liabilities Corporation" (LLC). There is no net worth requirement and the annual renewal fee is around $150. The Corporation is not limited to a particular object and can cover a large range of activities.

There is only one income tax levied, not by the state of Florida but by the federal IRS (Internal Revenue Service).

Source: "Invest in Miami" magazine.

It is imperative to check the legality of such an arrangement with lawyers advice. We disclaim any liability, and do not publish this article for information only and without prejudice.


The property tax is about 1.8 - 2% of the property's market value the first year. The county property appraiser updates the assessment of all real properties annually for tax purposes.

Property taxes in Florida are levied on a calendar-year basis. They are paid in arrears for the period January 1st through December 31st. This tax is payable to the county collector on or after November 1st each year but must be paid in full by March 31st.
Owners may pay it in 4 installments or in a single payment. The good thing by paying the tax early as November is that people get discount… 4% in November, 3% in December, 2% in January and 1% in February.
All payments made on or after March 1st must be for the full amount before March 31st or you would become delinquent on April 1st according to IRS.

As in France, the property tax is prorated between the buyer and seller based on the date of closing




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