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Navigating the Impact of Florida’s SB 264 on Luxury Condo Real Estate: Pros and Cons


Florida’s real estate landscape experienced a seismic shift on July 1, 2023, with the implementation of Senate Bill 264 (SB 264). This legislation, designed to safeguard national security interests, places restrictions on the ownership of real property in the state by individuals and entities associated with China, Russia, Iran, North Korea, Cuba, Venezuela, and Syria. The far-reaching implications of SB 264 are particularly evident in several key cities, including Miami Beach, Surfside Beach, Bal Harbour, and Sunny Isles Beach.

The Scope of SB 264:

SB 264 delineates specific restrictions that extend to properties located within 10 miles of military installations and other critical infrastructure. Additionally, the law imposes limitations on the issuance of government contracts and economic development incentives to foreign principals. The legislation underscores its commitment to safeguarding national security interests by identifying and scrutinizing real estate transactions involving citizens of Cuba, China, Venezuela, Russia, Syria, North Korea, and Iran.

Registration Deadline for Certain Nationalities:

In a bid to enhance transparency and regulatory oversight, citizens of the aforementioned countries are required to register certain real estate holdings with the Florida Department of Commerce. The registration deadline, set for the end of January of 2024, carries significant consequences for non-compliance, including steep penalties amounting to $1,000 per day and the possibility of property seizure.

Pros of SB 264:

  • National Security Enhancement: SB 264 aims to bolster national security by closely monitoring and regulating real estate transactions involving individuals and entities from specified countries. This, in turn, contributes to safeguarding critical infrastructure and military installations.
  • Transparency and Oversight: The registration requirement provides a mechanism for increased transparency in real estate transactions, allowing authorities to scrutinize ownership patterns and identify potential security risks.

Cons of SB 264:

  • Impact on Foreign Investment: The stringent restrictions imposed by SB 264 may discourage foreign investors from considering Florida’s luxury condo market, leading to a potential decline in foreign capital inflow.
  • Market Disruptions: The law has the potential to disrupt the real estate market in affected cities, with a possible decrease in demand for luxury condos, particularly in areas near military installations and critical infrastructure.


As the real estate landscape in Florida adapts to the ramifications of SB 264, stakeholders in cities like Miami Beach, Surfside Beach, Bal Harbour, and Sunny Isles Beach must carefully navigate the evolving market conditions. While the legislation seeks to fortify national security, its impact on foreign investment and local real estate dynamics cannot be ignored. Investors, real estate professionals, and residents alike must stay informed and strategically respond to the changing landscape to thrive in this new regulatory environment.