Direct answer
In 2026, a foreigner needs a down payment of 25% to 30% of the property’s value for most foreign national and DSCR programs. It can rise to 35-40% if the rental cash flow is tight (DSCR below 1.0) or the profile carries more risk. If you’re paying cash, you contribute 100%. The down payment doesn’t include closing costs, which are separate.
Looking for the full financing picture? Check out our mortgage financing for foreigners in Florida guide.
Down payment by program type (2026)
| Program | 2026 down payment | How it qualifies |
|---|---|---|
| Foreign National (bank) | 25-30% | International income + reserves |
| DSCR | 25-30% (35-40% if DSCR below 1.0) | Property’s rental income |
| Private lender | 30-40% | Lighter paperwork, faster |
| Cash | 100% | No financing |
Data as of mid-2026, subject to change based on market and profile.
How to calculate your down payment (with an example)
The down payment is a percentage of the purchase price. The formula is simple:
Down payment = Property price × % required by the program
Example with a $400,000 property:
| Item | At 25% | At 30% |
|---|---|---|
| Down payment | $100,000 | $120,000 |
| Financed amount | $300,000 | $280,000 |
| Closing costs (2-5%) | $8,000-20,000 | $8,000-20,000 |
Always budget down payment + closing costs + reserves (6-12 months of payments). See closing costs for a mortgage in Florida.
What makes the down payment go up or down?
- The property’s DSCR: if the rent doesn’t cover the payment well (DSCR below 1.0), the down payment rises to 35-40%. See DSCR loan for foreigners.
- Property type: condos, vacation rental homes, or condotels usually require a larger down payment than a single-family home.
- Your profile and reserves: more reserves and a solid bank letter can improve your terms.
- Not the city: the percentage is set by the program, not by Orlando or Miami; only the dollar amount changes based on the price.
Where the funds must come from
Lenders verify the source of funds under anti-money laundering rules. The down payment must come from provable, traceable accounts (bank statements, bank letter). Recommendation: keep your funds consolidated and avoid large unexplained deposits in the months before applying. Which paperwork to prepare: documents to buy a house in Florida.
Down payment vs. cash
Financing with a down payment lets you leverage your capital and keep liquidity for other investments; paying cash speeds up closing (15-21 days) and eliminates interest, but ties up all your capital. Many investors choose to finance in order to diversify in dollars without depleting their capital.
Frequently asked questions
How much down payment do I need in 2026?
Between 25% and 30%; up to 35-40% if DSCR is below 1.0. In cash, 100%.
Can I put down less than 25% as a foreign national?
It’s uncommon in 2026. Non-resident programs start at 25%; going lower requires a very strong profile or extra reserves. Lower down payments only apply to residents buying a primary home.
Does the down payment change by property type?
Yes. Condos, vacation rentals and condotels typically require a slightly higher down payment than a standard single-family home, due to the higher risk for the lender.
Does the down payment include closing costs?
No. Closing costs (2-5%) are separate, plus the reserves the lender requires.
Is the down payment different in Orlando and Miami?
No. The percentage is defined by the program; only the dollar amount changes based on the property’s price.
Where do the funds need to come from?
From provable, traceable accounts; the source is verified under anti-money laundering rules.
Want to know how much down payment you’d need for the property you’re interested in?
Schedule a free consultation with Florida HomeGroup Realty and we’ll help you structure your financing in Florida.
