Dual-Licensed · Ontario 🇨🇦 & Florida 🇺🇸

Your Toronto–
Florida Real
Estate Bridge.

West Realty International specializes in helping Canadians buy, invest, and relocate to South Florida. We hold active REALTOR® licenses in both Ontario and Florida — so you never need two agents.

Search MLS Listings Free Buyer's Guide
Miami REALTORS® Member TRREB Member eXp Realty Orlando Region RORA
Quick Currency Check
Live CAD → USD Estimate
🇨🇦→🇺🇸
2
Active Licenses
ON+FL
Jurisdictions
25%
Referral Fee
Negotiable
Buyer Representation Fee
🇨🇦 Convert CAD → USD
$368,500
Approximate. Rate updates daily. Not financial advice.
Quick Inquiry

No spam. Your info stays private.

Scroll
🏛️
MLS Board
Miami REALTORS®
🇨🇦
Canadian Board
TRREB · Toronto
🏢
Brokerage
eXp Realty LLC
📍
Service Area
Miami · Broward · Palm Beach
🔐
Licensed Since
Ontario & Florida
Why We're Different

Nobody Serves the
Toronto–Florida
Pipeline Better.

We're not just a Florida agent who knows Canada exists. We hold active licenses in BOTH countries, speak the cultural and financial language of Caribbean immigrant buyers, and have lived the exact journey our clients are making.

🔑

Dual-Licensed — One Agent, Two Countries

Active REALTOR® in Ontario (TRREB) and Florida (Miami Realtors). You get one trusted professional handling both sides of your cross-border transaction legally and efficiently.

🇯🇲

Caribbean Community Expert

Born in Jamaica, built in Toronto, based in South Florida. We understand the immigrant buyer's financial journey — from first Canadian purchase to Florida investment property.

📊

Business Accounting Background

Unlike most agents, we can talk equity, cash flow, ROI, and rental yield. Perfect for investors who want data-driven guidance, not just a tour guide.

🤝

Referral Fees for Canadian Agents

Ontario agents: send your Florida-bound clients to us and earn a 25% referral fee on every closed transaction. Easy income with zero work after the introduction.

Cross-Border Facts for Canadian Buyers
Avg. Florida home price (2025) $410,000 USD
Approx. in Canadian dollars ~$557,000 CAD
Florida income tax rate 0%
Florida property tax (avg.) ~0.83%
Snowbird visa days allowed 182 days/yr
Down payment req. (foreign national) 25–30%
Buyer representation fee Negotiable
Also Visit

Planning your move? Visit torontotoflorida.com for our complete guide — cost of living comparisons, school ratings, community research tools, and more.

MLS® Property Search

South Florida Listings
— Live from the MLS.

Browse active listings across Miami-Dade, Broward, and Palm Beach counties. Updated directly from the Miami REALTORS® MLS feed.

🔌 Connect Your MLS Feed

Your Miami REALTORS® MLS listings will display here once your IDX provider is connected. Sample listings are shown below for design reference.

01 Sign up with IDX Broker, Showcase IDX, or iHomeFinder — all support Miami REALTORS® board
02 Select "Miami REALTORS® / MIAMI MLS" as your board during setup
03 Copy the JavaScript embed code from your IDX dashboard
04 Paste the code inside the <!-- IDX EMBED --> comment below and remove this notice

Recommended: IDX Broker (~$60/mo) or Showcase IDX (~$60/mo)

🏡 For Sale
$485,000
≈ CAD $659,770 · at 1.36 rate
3BR / 2BA · Miramar, FL 33027
🛏 3 beds 🚿 2 baths 📐 1,820 sqft
🌴 New Listing
$329,000
≈ CAD $447,440 · at 1.36 rate
2BR Condo · Pembroke Pines, FL
🛏 2 beds 🚿 2 baths 📐 1,140 sqft
🏊 Snowbird Ready
$698,000
≈ CAD $949,280 · at 1.36 rate
4BR Pool Home · Plantation, FL
🛏 4 beds 🚿 3 baths 📐 2,650 sqft
Request More Listings from the MLS →
How It Works

The Cross-Border
Buying Process — Simplified.

We walk you through every step, from Canadian pre-approval to Florida closing day.

01
📞
Free Consultation

We discuss your goals, budget (in CAD or USD), timeline, and what type of Florida property fits your lifestyle — investment, snowbird, or permanent relocation.

02
🏦
Cross-Border Pre-Approval

We connect you with lenders who specialize in foreign national and Canadian buyer mortgages. Know exactly what you can buy before you search.

03
🔍
MLS Property Search

Access every active listing in Miami-Dade, Broward, and Palm Beach. We shortlist properties matching your criteria and arrange virtual or in-person tours.

04
✍️
Offer, Close & Move

We negotiate on your behalf, manage inspections, coordinate with title companies, and guide you through Florida closing — even remotely from Canada.

CAD → USD Calculator

What Does That
Florida Home Cost
in Canadian Dollars?

Stop guessing. Enter any Florida property price and see exactly what you're spending in CAD — plus estimated closing costs, down payment, and monthly mortgage.

Buyer representation fees are negotiable and must be agreed upon in a written Buyer Representation Agreement before touring homes
Foreign national mortgages available with 25–30% down
Florida has no state income tax — a major advantage vs. Ontario
Closing costs in Florida typically run 2–5% of purchase price
Property taxes average 0.83% annually — far lower than Toronto
No capital gains tax on primary US residence after 2 years

🇨🇦 Canadian Buyer Property Calculator

Estimates only · Not financial advice · Consult a mortgage professional

Home Price in CAD $616,500
Down Payment (CAD) $184,950
Mortgage Amount (USD) $315,000
Est. Monthly Payment (USD) $1,991
Est. Closing Costs (USD) $13,500
Total Cash Needed (CAD) $203,355
Get Personalized Numbers →
Moving from Toronto to Florida

Everything You Need
to Know Before You Move.

Real answers. No fluff. Written by someone who made the move.

☀️
Cost of Living
Toronto vs. South Florida: The Real Cost Comparison

Property taxes, income taxes, condo fees, utilities, insurance — we break down every line item so you can make an informed decision.

Read Article →
🏘️
Finding Your Community
How to Research South Florida Communities as a Canadian Buyer

School ratings, commute times, walkability scores, and community resources — the tools and questions to ask so you can find the right fit for your family's needs and lifestyle.

Read Article →
🏦
Finance
How Canadians Get Mortgages in Florida: The Complete Guide

Foreign national loans, ITIN requirements, Canadian credit history, down payment rules — everything your Canadian bank won't tell you.

Read Article →
⚖️
Legal & Tax
FIRPTA, Snowbird Rules & What Canadians Must Know About US Tax

The 182-day rule, FIRPTA withholding, rental income implications — key legal and tax facts before you close on a Florida property.

Read Article →
🌊
Lifestyle
Snowbird Life in South Florida: A Practical Survival Guide

Healthcare, car registration, banking, mail forwarding, hurricane insurance — the practical details that travel blogs never cover.

Read Article →
📈
Investment
Florida Rental Properties for Canadian Investors: ROI & Strategy

Airbnb regulations, long-term rental yields, property management, and whether the Florida market makes sense for Canadian capital right now.

Read Article →
Visit torontotoflorida.com for More Resources →
Free Download

The Canadian Buyer's
Guide to Florida
Real Estate.

Everything a Canadian buyer needs to know before purchasing in South Florida — in one practical, no-fluff PDF. Written by a dual-licensed REALTOR® who made the move.

The cross-border buying process — step by step
How to get a Florida mortgage as a Canadian
CAD/USD currency planning strategies
Florida property taxes explained for Canadians
The 182-day snowbird rule and how to manage it
How to research and evaluate Florida communities for your needs
Checklist: What to do 90 days before closing
Trusted professionals: lenders, lawyers, FX services

Get Your Free Guide

Instant PDF download. No spam — just the guide and occasional Florida market updates.

Your information is private and will never be sold or shared.

Cross-Border FAQ

Questions Canadians
Always Ask Us.

Straight answers. Always consult a licensed attorney or tax professional for legal and tax matters specific to your situation.

Yes, absolutely. There are no restrictions on Canadian citizens or residents purchasing real estate in Florida. You do not need a visa, a green card, or US citizenship to buy property. You will need a US Individual Taxpayer Identification Number (ITIN) for tax purposes, which we can help you obtain through a tax professional.
Most US lenders require 25–30% down for "foreign national" loans (buyers without a US credit history). If you have established US credit or a Social Security Number, conventional loans with as little as 3–5% down may be available. Some buyers choose to purchase with cash and avoid the mortgage process entirely.
US and Canadian credit bureaus do not share information. However, some lenders (including Nova Credit) can now translate Canadian credit reports into a US-equivalent format. Alternatively, foreign national loan programs evaluate your income, assets, and employment history rather than a US credit score. We work with lenders who specialize in exactly this.
Canadian citizens can stay in the US for up to 182 days per calendar year without a visa (on a B-2 Tourist Visa). Staying longer risks losing Canadian provincial health coverage, triggering US tax residency obligations, and creating immigration complications. Many snowbirds manage this carefully, spending winters in Florida and summers in Canada. Consult an immigration attorney for your specific situation.
This depends on your residency status. As a non-resident alien, you'll generally pay US taxes only on US-sourced income (like rental income from a Florida property). Canada taxes its residents on worldwide income. The Canada-US Tax Treaty prevents most double taxation. FIRPTA rules also apply when you sell US property. We strongly recommend consulting a cross-border tax specialist — we can refer you to one.
Yes. Many Canadians rent their Florida properties seasonally or year-round. Rental income from US property is taxable in the US (and usually in Canada too, with treaty credits). Some South Florida cities have Airbnb regulations — we'll advise you on which areas allow short-term rentals. We can also connect you with trusted local property management companies.
Effective August 2024, following the NAR settlement, buyer representation fees are fully negotiable and must be clearly disclosed in a written Buyer Representation Agreement before you tour any home. The fee is agreed upon upfront between you and your agent. Separately, sellers may choose to offer compensation to a buyer's agent as part of their listing — but this is no longer a requirement and varies by transaction. We will discuss all compensation clearly and transparently before we begin working together, so there are no surprises at closing. We encourage you to ask questions and fully understand what you are agreeing to.
Absolutely — and we make it easy. As a dual-licensed agent, we're set up to receive referrals from Ontario REALTORS®. You refer your client to us, we handle the Florida transaction professionally, and you receive a 25% referral fee at closing. Your client is well served, your reputation is protected, and you earn income without any extra work. Contact us to establish a referral agreement.
Trusted Partners

A Full Team of
Cross-Border Professionals.

We've built a network of vetted specialists so you don't have to start from scratch.

🏦
Mortgage

Cross-Border Lenders

Foreign national loan specialists who understand Canadian buyer profiles and can close without US credit history.

Get a Referral →
⚖️
Legal

Real Estate Attorneys

Florida-licensed attorneys experienced in international buyer transactions, FIRPTA, and cross-border title issues.

Get a Referral →
💱
Currency Exchange

FX / Currency Services

Get better CAD-to-USD rates than your bank. Specialist FX services can save you thousands on large transfers.

Get a Referral →
🧾
Tax

Cross-Border Tax Advisors

CPAs who understand both Canadian and US tax obligations, FIRPTA withholding, and treaty benefits for property owners.

Get a Referral →
🔍
Inspection

Home Inspectors

Florida-licensed inspectors who provide thorough reports covering structure, roof, HVAC, plumbing, and hurricane readiness.

Get a Referral →
🚛
Relocation

Canada–Florida Movers

International moving companies experienced in Canada-to-Florida relocations, customs, and cross-border logistics.

Get a Referral →
T. West — REALTOR® Ontario & Florida, West Realty International
Licensed
Ontario 🇨🇦
Florida 🇺🇸
Your Agent
T. West
REALTOR® · Ontario & Florida · eXp Realty

Born in Jamaica. Built in Toronto for 30 years. Now based in South Florida. That journey is exactly why I do this work — because I know firsthand what it means to cross borders, build financial stability in a new country, and eventually reach the point where a piece of Florida sunshine feels like the right next move.

I hold active real estate licenses in both Ontario, Canada (TRREB member) and Florida (Miami REALTORS® member) — an extremely rare combination that gives my clients a genuine edge in cross-border transactions. I also hold a Business Administration — Accounting background, which means I can speak to your investment in terms of equity, yield, and ROI — not just curb appeal.

Whether you're a Jamaican-Canadian family dreaming of a Florida home, a Toronto investor looking to diversify into the Florida rental market, or an Ontario agent with a snowbird client, I am your person.

Miami REALTORS® TRREB · Toronto RORA Orlando (until July 2026) eXp Realty LLC Centennial College · Business Admin
Book a Free Consultation Download Buyer's Guide
Get In Touch

Let's Talk About
Your Florida Move.

Whether you're ready to buy, just starting to explore, or an Ontario agent with a referral — reach out. First consultation is always free.

📧
Email
info@westrealtyinternational.com
📍
Service Area
Miami-Dade · Broward · Palm Beach
🏛️
Brokerage
eXp Realty LLC · Florida
⏰
Response Time
Within 1 business day
🌐
More Resources
torontotoflorida.com

Book a Free Consultation

Fill out the form and we'll be in touch within 1 business day to schedule your call.