Buying Property in Sunny Isles Beach from Brazil: Documents and Steps

A buyer living in Brazil can close on an unit in Sunny Isles Beach without travelling, provided the power of attorney, the apostille and the funds transfer are settled first. And the purchase does not end at closing: it leaves a filing obligation in Brazil.

The Brazilian file has two ends. In Florida, the title company decides which power-of-attorney wording it accepts and which documents it demands apostilled; in Brazil, the purchase is documented before the bank that sends the money and is recorded for the declaration of assets held abroad that Brazil requires of its residents before its own authorities. That second obligation is the most commonly forgotten, because it surfaces months after closing and needs details only available on signing day: who appears as owner, under which identification and on what date the deed was recorded.

In Sunny Isles Beach your likely counterparty is not a private seller but a developer, and that changes the entire file. A buyer abroad meets a contract drafted by the seller, payments staged against construction progress, a condominium declaration still being recorded, and a board the developer itself appoints for a time; none of that is negotiated the way a resale is negotiated. The city, moreover, keeps its own code and its own counter along a very narrow strip between the ocean and the intracoastal waterway, so the neighboring tower may be under construction while you move in, and the permits for that work are checked with the municipality, not the county. Ask your closing attorney what protects your deposit and how it is returned if the project is not delivered, what the contract says about finish changes and the allocation of expenses, and who answers for defects after handover. Ask the city what has been approved nearby, and ask your broker how a carrier treats a front-line facade exposed to wind and salt.

What is specific to Sunny Isles Beach

What to verify, step by step

1. Check the broker's licence in the Florida state register and engage a real estate attorney licensed there before sending documents from Brazil.
2. Ask the title company for the exact power-of-attorney wording it accepts and execute it before a Brazilian notary using that wording.
3. Have the power of attorney and identity documents apostilled in Brazil and order the translation the title company requires.
4. Ask your bank in Brazil what documentation of the transaction it needs to process the outbound transfer, and ask the closing agent in whose name the funds must arrive.
5. Confirm in writing which closing signatures are accepted remotely and which require presence in Miami, yours or your attorney-in-fact's.
6. On signing day itself, ask the attorney and the closing agent for the title and recorded deed details, and pass them to your accountant in Brazil for the declaration of assets held abroad.

Mistakes that cost money

• Closing the purchase and not keeping the title and recorded deed details, which are precisely what the accountant asks for in Brazil's declaration of assets held abroad.
• Executing the power of attorney on a standard Brazilian template without first consulting the title company, and having to redo it with an apostille.
• Sending the money before confirming in whose name it must arrive and what source-of-funds support the closing agent requires.

Frequently asked questions

Can you close without travelling to Miami?

It is common to do so under a power of attorney, but which signatures are accepted remotely is decided by the title company and, if there is financing, by the lender. Confirm it in writing before arranging a trip or ruling one out.

Does a Brazilian power of attorney work as it stands in Florida?

That cannot be assumed. Ask for the wording the title company accepts, execute it before a notary in Brazil, have it apostilled and translated as that company requires.

What about the declaration of assets held abroad?

Brazil requires its residents to declare assets held outside the country to its own authorities. What to declare, when and how is a question for an accountant in Brazil; it is not something we settle here.

And financing?

It has a separate file and is covered in the article on financing for Brazilian buyers. It is best resolved before making an offer.

Where to check it

• Miami-Dade Clerk of the Courts — deeds, liens, encumbrances and litigation on the property
• Florida DBPR — whether a broker, appraiser or contractor holds a current licence
• FinCEN — reporting applicable to all-cash real estate purchases
• Internal Revenue Service — the non-resident owner's federal tax obligations
• City of Sunny Isles Beach — the rules of the municipality Sunny Isles Beach belongs to

Official bodies. Specific figures are requested there, not copied from a listing.

Updated 2026-11-06