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Buying & Selling Property in Miami – Step-by-Step Guides | Bonadomus

EB-5 Investor Visa in the U.S. – A Green Card Through Miami Real Estate

The EB-5 investor program — unlike the nonimmigrant E-2 visa — is one of the few legal ways to obtain U.S. permanent residency for your entire family at once. The EB-5 program allows an investor to invest capital into a U.S. project, create jobs, and in return apply for immigrant status for the investor, their spouse, and children under 21. Miami is one of the key markets here: strong demand for rental and purchase of housing, a large number of new buildings working in conjunction with EB-5, clear logic. You invest in a development project and at the same time can get an apartment in the same complex. The Bonadomus team prepared this detailed guide based on real numbers from 2024–2025, U.S. law, and insider input from Florida developers.

Author of the article:

Lead Real Estate Consultant & Reviewer

19 minutes

February 17, 2026

Паспорт США и отметка о визе EB-5 на фоне звезд и полос американского флага

The EB-5 Program in Simple Terms

The EB-5 investor visa is a U.S. program that allows a foreign investor to invest from $1,100,000 into an approved project, create at least 10 jobs, and obtain a green card for the investor, a spouse, and children under 21.
Family gets housing thanks to the EB-5 program
EB-5 visa to the US for the whole family
In other words:
  1. You invest in a developer’s project / a regional center;
  2. The money goes toward building the project and creating jobs;
  3. In exchange, you file an immigration petition and, if you meet the conditions, you can get a green card.

Important!

The core purpose of the program is to help you obtain a green card through investment in a project (fund or partnership). Depending on the project, an additional benefit may be the opportunity to acquire real estate. More details below.

Advantages and Key Features of the EB-5 Investor Visa

Panoramic view of Miami
Advantages of an EB-5 visa for living in Miami

Advantages

  • EB-5 is a direct path to the U.S. Green Card. One case can include the investor, spouse, and children under 21.
  • Freedom to live and work anywhere in the United States.
  • Eligibility to apply for citizenship about 5 years after receiving a permanent green card.
  • When you work through a Miami new construction project, you may receive not only status but also an asset you can rent out or resell.

Features and Risks

Immigration risk. USCIS can deny the case if:
  • the lawful source of funds is not proven;
  • the project does not meet EB-5 requirements;
  • there are mistakes in the documents.
Business risk. The project may be delayed, may be worth less than expected, or may face a real estate market downturn.
Regulatory risk. Changes in federal or local laws can affect timelines, requirements, and even the ability to participate in certain projects.

💬 Bonadomus Expert Opinion

EB-5 is first and foremost an immigration strategy — not a “high-yield deposit.” Minimal interest, for example around 0.5% per year on the investment amount, can be a nice bonus, but it’s not the goal of the program.

EB-5 Requirements: Who Can Apply and Who Can Be Included

In general, an investor can participate if they:
  • can invest at least $1,100,000 + fees (in real Miami projects);
  • can document a lawful source of funds, such as:
    • business income or salary,
    • sale of real estate or investments,
    • inheritance,
    • gifted funds from relatives (with proof of the relatives’ source of funds);
  • do not have serious immigration or criminal issues that would prevent status approval (for example, no convictions (police clearance certificate) and no U.S. visa violations).
You can include in the petition:
  • a legal spouse;
  • unmarried children under 21.

💬 Bonadomus Expert Opinion

A typical investor in these cases is a business owner or co-owner; more rarely, a hired top executive. What matters is not only the amount of funds, but how clearly you can show where they came from. We first discuss your asset structure and then, together with an immigration attorney, evaluate how realistic the case is.

Preliminary case assessment
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How Much Does an EB-5 Green Card Cost?

Expense Category Amount (USD) Comments
Principal Investment $1,100,000 The investment capital. Returned to the investor after project completion (typically within 3–5 years).
Administrative Fee ~$70,000 Project management fee and Regional Center expenses. Non-refundable.
Legal Fees $30,000 – $35,000 Immigration attorney fees (preparation of Source of Funds, petition filing).
Government Filing Fees Varies Payment for Form I-526E and other USCIS petitions.
Principal Investment
Amount (USD)
$1,100,000
Comments
The investment capital. Returned to the investor after project completion (typically within 3–5 years).
Administrative Fee
Amount (USD)
~$70,000
Comments
Project management fee and Regional Center expenses. Non-refundable.
Legal Fees
Amount (USD)
$30,000 – $35,000
Comments
Immigration attorney fees (preparation of Source of Funds, petition filing).
Government Filing Fees
Amount (USD)
Varies
Comments
Payment for Form I-526E and other USCIS petitions.

So what’s the total cost of an EB-5 visa?

You typically need around $1.2M in liquid capital “up front.” EB-5 projects are not about high profit — they’re about capital preservation and status. Developers often pay around 0.5% per year on the invested amount.

Unique Strategy: EB-5 + a New Construction Condo (Life Hack)

View from an apartment in a new building in Miami
Apartment in Miami through an investor visa to the USA
This is the most valuable part of our guide. In Miami, you can use EB-5 as a lever for a more advantageous purchase in a new construction project.

Standard purchase without EB-5

If you simply buy a new construction condo in Miami:
  • when signing the contract, you typically pay 50% of the purchase price;
  • the remaining 50% is paid closer to completion — using your own funds or financing;
  • foreign investors (even without U.S. resident status) can often get a mortgage with a down payment starting around 30% (terms depend on the bank).

Purchase using EB-5

When you go through EB-5, the structure can be much more convenient:
  • You invest $1,100,000 + administrative and legal fees.
  • You tell the developer you want a unit in the same building under special EB-5 terms.
  • Instead of a 50% down payment (standard deal without EB-5), you pay only 25% for the condo.
  • The building is constructed. After delivery, you can:
    • live in the unit,
    • rent it out (including short-term rentals).
  • After about 3–4 years, under the project terms, your EB-5 investment principal is returned (plus about 0.5% per year, if included in the agreement).
  • You use the returned funds to pay off the remaining 75% of the condo price.
  • The condo becomes your asset — you can sell it or keep it in your portfolio.

Comparing Terms: Standard Purchase vs. EB-5 Purchase

Transaction Criteria Scenario A: Standard Purchase (Non-Resident) Scenario B: Purchase via EB-5 Program (Investor)
Ultimate Goal Condo only (Asset) Green Card for family + Condo
Down Payment to Developer 50% upon contract signing 25% (preferential terms for EB-5)
Investment Capital $0 (pay only for the condo) $1,100,000 (locked for 3–5 years)
Balance Payment Method Personal funds or mortgage (at high interest rates) Through the return of the EB-5 principal investment
Immigration Status B1/B2 Tourist Visa (up to 6 months per year) Permanent Residency (Green Card), right to work and do business
Risks Market risks (asset value) Immigration risks (petition approval)
Result after 5 years Condo ownership Condo ownership + U.S. Citizenship (optional)
Ultimate Goal
Scenario A: Standard Purchase (Non-Resident)
Condo only (Asset)
Scenario B: Purchase via EB-5 Program (Investor)
Green Card for family + Condo
Down Payment to Developer
Scenario A: Standard Purchase (Non-Resident)
50% upon contract signing
Scenario B: Purchase via EB-5 Program (Investor)
25% (preferential terms for EB-5)
Investment Capital
Scenario A: Standard Purchase (Non-Resident)
$0 (pay only for the condo)
Scenario B: Purchase via EB-5 Program (Investor)
$1,100,000 (locked for 3–5 years)
Balance Payment Method
Scenario A: Standard Purchase (Non-Resident)
Personal funds or mortgage (at high interest rates)
Scenario B: Purchase via EB-5 Program (Investor)
Through the return of the EB-5 principal investment
Immigration Status
Scenario A: Standard Purchase (Non-Resident)
B1/B2 Tourist Visa (up to 6 months per year)
Scenario B: Purchase via EB-5 Program (Investor)
Permanent Residency (Green Card), right to work and do business
Risks
Scenario A: Standard Purchase (Non-Resident)
Market risks (asset value)
Scenario B: Purchase via EB-5 Program (Investor)
Immigration risks (petition approval)
Result after 5 years
Scenario A: Standard Purchase (Non-Resident)
Condo ownership
Scenario B: Purchase via EB-5 Program (Investor)
Condo ownership + U.S. Citizenship (optional)

💬 Bonadomus Expert Opinion

What’s the most profitable way to invest in real estate under EB-5?

The ideal scenario is to choose a developer who will finish the project soon after your investment. For example, if the building is delivered in 1–2 years, then by paying only 25% you can live in the unit or rent it out while you wait for the EB-5 principal return and your immigration documents.

EXPERT SOLUTIONS TO YOUR TASKS
Submit your application and our team will help you find the best and, most importantly, the safest option for investing in the purchase of a house, villa, or other real estate in Miami to obtain green cards and apartments under the EB-5 program.
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How to Start the EB-5 Process: Step-by-Step

First, there are two ways to start EB-5.

Option 1: You are already in the U.S. (Adjustment of Status)

Best for those who entered the U.S. legally (for example, on a tourist visa) and are ready to stay.
  • Pro: You can file Adjustment of Status at the same time as your investor petition. This lets you legally remain in the U.S. while waiting.
  • Limitation: After filing, you generally can’t leave the U.S. for about 12 months (until you receive Advance Parole travel permission).

Option 2: You are outside the U.S. (Consular Processing)

Best for those who don’t need to move immediately.
  • You submit documents remotely.
  • You can travel freely and live in your home country.
  • In about 3 years, you’re invited to an interview at a U.S. consulate, where you receive an immigrant visa.

⚠️ Important!

The second option allows you to stay in the U.S. up to 6 months per year while the property is being built — while keeping freedom to travel to other countries. Once the project is delivered and the deal is closed, you can proceed with green card issuance.

Step-by-step guide to obtaining an EB-5 visa
Obtaining an EB-5 visa - step by step
Below is a general checklist-style roadmap.

Step 1. Consultation and budget planning

  • Define your goal: just a green card, or green card + condo + rental income.
  • Set a realistic budget: not only the investment amount (1.05–1.1M), but also fees, taxes, attorneys, realtors.
⚠️ Important!
What is the role of the attorney, realtor, and CPA in this process?
An immigration attorney
Reviews your case and tells you honestly whether it’s realistic. They support you through USCIS requests and final steps, as well help you:
  • Collect and structure lawful source-of-funds evidence.
  • Prepare and file: the investor petition (I-526 / I-526E), Adjustment of Status documents in the U.S. or consular processing abroad and the final petition to remove conditions (I-829).
A realtor
Works with the developer’s sales team, coordinates communication between the project and attorneys, and tracks deadlines, documents, and requests. In many U.S. projects, managers prefer to communicate only through a realtor — especially when the client is a nonresident and not fluent in English. For Russian-speaking clients, it’s critical that the realtor speaks both Russian and English and understands EB-5 and standard real estate terminology.
A CPA
Helps choose the ownership structure (personal ownership, U.S. LLC/Corp, or foreign company). They also calculate tax exposure for rental income or resale, account for depreciation (including furniture/equipment if the unit is rented), and advise how to structure ownership to stay compliant and transparent.

Step 2. Select the project and developer in Miami

The realtor prepares a shortlist of projects that: qualify for EB-5, have a clear developer track record, and are already under construction or close to completion (reducing risk and speeding up the moment you can use the condo).

Step 3. Choose an immigration attorney and a CPA

Consult with 1–2 EB-5 attorneys and choose the one who clearly explains risks, timelines, and payment structure.

💬 Bonadomus Expert Opinion

We always recommend a team: immigration attorney + real estate attorney + CPA. We have an established process and vetted specialists with strong reputations and experience. This often saves clients tens of thousands of dollars and years of stress — compared to cases where someone tries to “save money” and later discovers their contract or tax structure was set up poorly.

Step 4. Prepare documents and prove source of funds

Collect documentation proving the origin of capital: tax returns, financial statements, reports, etc.

Step 5. Sign project documents and wire funds to escrow

  • You sign standard project contracts (subscription agreement, partnership agreement, etc.). If you want a condo, you reserve the unit and pay 25%.
  • Your attorney reviews the agreement and negotiates changes if needed (even if developers say “contracts can’t be changed,” a strong attorney can often secure terms that protect the investor).
  • During negotiations, you can still change the direction of the deal — even if a preliminary contract was signed.
  • Wire to escrow:
    • the main investment amount that will be locked for 3–4 years (for example, $1,150,000),
    • the administrative fee (for example, $70,000),
    • and separately pay EB-5 attorney fees ($30,000–35,000).
⚠️ Important!
Where does the investor’s money actually go?
Investor funds are not sent directly to the developer’s operating account. They go to an escrow account — a special project-controlled account (LLLP / fund, etc.) supervised by a bank or escrow agent. After funds are received, the investor gets an official receipt. If your I-526E petition is denied by USCIS, 100% of the investment principal ($1.1M) is returned. Administrative and legal fees are typically nonrefundable.
Escrow documents must clearly define refund conditions (for example, in case of USCIS denial), when funds may be released to the project, and timelines for return. That’s why the escrow agreement must be reviewed by an immigration attorney — not just the developer. A strong attorney is key to protecting your funds and interests.

Step 6. File the I-526 / I-526E petition

Your attorney prepares and submits the petition to USCIS. From this point, the wait begins — Miami cases average about 3–4 years.

Step 7. Wait for construction and close the real estate deal

You wait while the building is completed and your immigration case is processed. Once the building is delivered, you can use the unit or rent it out.

⚠️ Important!

Before the building is completed, you typically cannot assign/resell the contract. Sale is usually possible only after closing and taking the title. The only common exception is transferring the unit to your own company, where you are the owner.

After closing, you can sell immediately, but capital gains taxes may be high. After 2 years of ownership, taxes on sale are typically lower. That’s why these units are often used for short-term rental (Airbnb) or placed under professional management (typically 10–15% of income).

Step 8. Return of locked funds and receiving the green card

After 3–4 years, the EB-5 investment principal is returned (the “investment body” of $1,100,000). You use it to pay off the remaining condo balance. Then you receive your green card and can manage the asset however you want.

EB-5 Investor Visa for Russian Citizens: Limits and Realistic Options

At the federal level, there is no separate ban specifically on EB-5 for Russian citizens, but there are nuances you must consider before wiring funds into a project. Here are three key areas affected by having a Russian passport:

State choice and specific property selection. For example, Florida has SB 264, which restricts the purchase of land and property near critical infrastructure for citizens of certain “countries of concern.” In some locations, a Russian citizen may not be able to close — even if a deposit was already paid.

There was a case where clients paid a deposit, but because they did not have a second passport (besides Russia), they couldn’t close the condo purchase under state law. The developer returned the money. That’s why it’s critical to work with our team and an attorney.

The Bonadomus team helps you pre-check whether your Russian passport and your profile can participate in a specific EB-5 project without violating state law and federal requirements. Submit a request: together with an immigration attorney we’ll assess risks, select a safe project, and build the optimal ownership structure.

Bank compliance. Opening accounts, passing KYC, and wiring large amounts internationally can take longer and require additional documentation.

Ownership structure. Sometimes it’s best to title the property through a company (LLC) or a family member with a different passport. These decisions must be made together with an immigration attorney and a CPA.

At the same time, the core EB-5 requirements for Russian citizens are the same as for all investors: investment from $1,100,000, a transparent and documented lawful source of funds, and no serious immigration or criminal violations.

In practice, we see several common scenarios:

  • a Russian citizen with a residence permit or second passport (EU, UAE, etc.);
  • family cases where ownership is structured through a company or another family member.

Why You Need a Guide

EB-5 is a 3–5 year marathon. You’ll be interacting with three parties: the developer, the regional center, and U.S. immigration. You also need to understand documentation nuances and keep up with the latest federal and local law updates.
The Bonadomus team is ready to handle this for you. We’re happy to help clients from Russia, Armenia, Belarus, Georgia, Poland, Germany, and other European countries obtain green cards through the EB-5 investor visa program.
We help you:
  • choose a project that’s not just “on paper,” but actually under construction;
  • find a Russian-speaking attorney with successful EB-5 cases;
  • coordinate communication for 4–5 years until you receive your funds back and your green card.
Ready to assess your chances?
Contact us for an initial assessment of your situation. We will advise you on which projects in Miami are currently open to EB-5 investors.
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Q&A

What is the EB-5 visa in simple terms?
EB-5 is an investment-based immigrant visa. You invest in an approved U.S. project and, in return, you may qualify for a green card for you and your family.
How much do I need to invest under EB-5?
In typical projects, the investment starts at $1,100,000, plus administrative and legal costs.
How is EB-5 different from the E-2 visa?
Most visas allow temporary stays (up to 6 months per year), while EB-5 is designed to lead to a green card and U.S. permanent residency. It can also allow more favorable real estate terms (25% down instead of 50%).
What are the main EB-5 investor requirements?
You must invest the required amount, prove a lawful source of funds, and have no serious immigration or criminal issues.
Can Russian citizens get an EB-5 visa in 2025?
There is no federal ban on the visa itself. However, Florida has nuances (SB 264) that can restrict real estate purchases near critical infrastructure for citizens of certain countries.

Leave a request with our specialists — they track the latest legal changes.
Can I take a loan for the investment?
Yes. The source of funds can include a gift, inheritance, sale of assets, or even a bank loan secured by your personal property. The key is proving the funds are lawful.
Can I sell the condo before construction is completed?
Usually, you can’t resell/assign the contract until the building is delivered and you take the title. You can typically transfer the contract only to your own company (LLC). Sale is generally possible only after closing and receiving the keys.
Do I need to pay taxes in the U.S.?
Yes. Once you become a tax resident (receive a green card or spend significant time in the U.S.), you must report income. We recommend consulting a CPA before starting.
What does the $70,000 administrative fee cover?
It covers administrative expenses related to the EB-5 project and the Regional Center.
What is a regional center?
An EB-5 Regional Center is a U.S.-based economic entity, public or private, that promotes economic growth. Regional centers are designated by USCIS to participate in the Immigrant Investor Program.
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