الولايات المتحدة
7 عواصم: DFW, Miami, Atlanta, Orlando, Tampa, Nashville, Las Vegas — عائدات 4.0–9.5%، صفر ضريبة أرباح رأس مال على مستوى الولاية في FL/TN/NV، حماية قانونية قوية
مخاطر العملة
USD
* أسعار الصرف موضحة للتوضيح فقط، بناءً على سعر صرف ECB في منتصف السوق. قد تخضع المعاملات الفعلية لرسوم الصرف.
✅ نقاط القوة
- ▸Fully open to Israeli nationals in the covered Florida/Texas path; no federal or state restriction applies to Israeli buyers
- ▸100% remote purchase execution is practical through RON, LLC formation, EIN, online banking, ITIN planning and title-company workflows
- ▸Deepest residential market in the cohort, with foreign-buyer volume rebounding to $56B in 2025 and Israel entering the top 10 source countries
- ▸DSCR and foreign-national lending can support 70-75% LTV without US credit history when the rental math works
- ▸DFW offers healthier rent-to-income economics, lower insurance costs than Florida, population-growth tailwinds and 6-8% gross-yield targets
- ▸Secondary Florida markets such as Tampa and Orlando add zero-state-income-tax exposure and stronger income math than overextended South Florida condos
- ▸USD-denominated assets provide a structural hedge against ILS volatility — meaningful for an Israeli investor with most net worth in shekels
⚠ المخاطر
- ▸FIRPTA remains a major exit-friction item: 15% gross sale withholding, with no US-Israel treaty reduction; Form 8288-B planning is needed
- ▸South Florida insurance, climate exposure, HOA costs and post-Surfside reserve rules can compress yields by 1.5-2.5 percentage points
- ▸Miami condos are in a correction/oversupply phase; leverage in weak buildings can turn a trophy allocation into a negative-carry position
- ▸Texas property taxes, MUD taxes and no non-homestead cap can erode income, especially if reassessments reset higher
- ▸Married Israeli buyers in Texas need community-property planning before acquisition, or spouse rights may attach regardless of funding/title
- ▸STR rules are local and uneven; Tampa, Orlando, Nashville, Atlanta and Las Vegas-area submarkets require asset-by-asset license review
- ▸DSCR rates, reserve requirements, USD/ILS currency risk and US estate-tax exposure require professional structuring before deposit
حكم CASABROVA
United States is a Tier 1 CASABROVA market for Israeli buyers because it combines unmatched market depth, USD liquidity, remote closing infrastructure, and no Israeli-specific ownership restriction in the covered Florida/Texas path. The opportunity is selective rather than generic: DFW/Texas offers the cleanest risk-adjusted entry, while Tampa/Orlando and other tax-efficient growth metros can work asset by asset. Miami remains liquid and globally relevant, but condo leverage should be avoided unless insurance, HOA reserves, and rent burden are fully modeled.
إسرائيلي: درجة CASABROVA 75.1 (الترتيب #4) لهذا الملف.
الإستراتيجية الموصى بها
Build the transaction before bidding: use a US LLC, EIN, ITIN/FIRPTA planning, Waltz/Relay-style banking, and DSCR pre-approval. Prioritize DFW for balanced rent-to-income, lower insurance, and 6-8% gross-yield targets; use Tampa/Orlando for Florida income exposure with less drag than Miami; treat Miami as a tactical cash-only allocation in strong buildings. Before deposit, clear local STR rules, Texas community-property issues, estate-tax structure, HOA reserves, insurance, and exit withholding.
بناءً على CASABROVA Waves 1-8، Q1 2026. ليست مشورة مالية أو قانونية.