Buying Property in South America: Brazil vs Argentina

Buying property abroad sounds way more complicated than it actually is, especially in South America. The fear is mostly noise: titles you cannot trust, lawyers who do not call you back, money you cannot move legally. Most of that is not real. It is what people imagine when they have not actually closed a deal here.

I have been living in South America for over five years and helping clients with relocation and real estate across the region. I get asked about Buenos Aires and the south of Brazil more than anywhere else, and I wanted to do this comparison properly. Not from theory. From the people who actually close transactions.

So I got on calls with two local realtors. Eduardo, who works the Buenos Aires market, and Ricardo, who covers Florianópolis and the broader Santa Catarina coast. I asked them the same questions and let them answer. Below is the full Q&A.

The short version before you read it: Buenos Aires is the more paved path. The legal infrastructure for foreign buyers is mature, the title systems are clean, and the deal flow is high. Brazil is more modern in places, the new condo market in Floripa is genuinely impressive, but the documentation, banking, and tax registration take more local hand-holding. Both are doable. Both are good. They just have different textures.

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Jack: “Overall, what’s it like to buy real estate in your market? Is it complicated?”

Ricardo (Brazil): “It’s straightforward. The system is modern, and foreigners can buy almost anything here. A lawyer is recommended, but the process itself is very close to U.S. standards.”

Eduardo (Buenos Aires): “Buying in Buenos Aires is a bit slower and more manual than in the U.S. You close with a notary (escribano) rather than a lawyer, and almost all deals are still done in cash dollars. Wire transfers are possible through specialized brokers, but about 95% of the market is cash.”

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Jack: “What’s the difference between buying new construction versus older properties?”

Ricardo (Brazil): “New condos are booming: modern, secure, with pools and gyms. Older houses are cheaper and bigger, but you’ll spend more on upkeep.”

Eduardo (Buenos Aires): “Newer buildings are easier because developers are used to working with foreigners and modern paperwork. Older apartments can be fine but often need remodeling and involve more traditional sellers.”

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Jack: “If I’m a foreigner, what’s the best route to keep it simple?”

Ricardo (Brazil): “Stick to new projects or condos in Santa Catarina. Standards are high, and the paperwork is clean. Even auctions can be great opportunities with the right local partner.”

Eduardo (Buenos Aires): “I recommend newer or high-quality projects where developers already handle international buyers. Working with an experienced realtor makes it easier to use bank transfers and avoid carrying large amounts of cash.”

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Jack: “What about taxes, fees, and the stuff buyers don’t always think about?”

Ricardo (Brazil): “Closing costs are about 4-6%. Annual property tax is affordable, and condo fees just depend on the amenities you choose.”

Eduardo (Buenos Aires): “Expect roughly 10-12% total transaction cost. That’s about 6-7% on the buy side for commissions and taxes, and 3-4% on the sale.”

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Jack: “And the monthly side of things, HOA, maintenance?”

Ricardo (Brazil): “Condo fees vary a lot depending on the building and location. In Florianópolis, a typical apartment might run $100-$300 a month for maintenance, and luxury towers with pools, gyms, and 24-hour staff can reach $400-$600. Houses have low/no monthly costs but you handle your own upkeep.”

Eduardo (Buenos Aires): “Luxury towers with amenities run around $500-1,000 USD per month. Typical buildings are closer to $100-300, which covers staff and maintenance paid in pesos.”

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Takeaways

Buenos Aires real estate runs on tradition, lawyers, and cash. The notary system, the dollar-cash closings, the older buildings with character. It is a market that rewards people who are okay with doing things a bit slower and more manually. The upside is that the path is genuinely paved. There are foreign-friendly developers, English-speaking lawyers, and brokers who handle international wire structures. You are not the first foreigner to buy in Belgrano or Palermo, and you will not be the last.

Brazil feels more modern and open, especially in the new condo market in Florianópolis. The system is closer to what Americans are used to: you can wire funds in, the documentation is electronic, and the closing process moves at a recognizable pace. The tradeoff is that the foreigner-buyer infrastructure is thinner. Fewer brokers specialize in it, and the tax registration (CPF) and currency conversion add steps that Buenos Aires has mostly smoothed out.

Both are very doable. The right pick depends on what you are optimizing for:

• If you want a long lifestyle stay with eventual citizenship and you do not mind paying in cash dollars, buy in Buenos Aires.
• If you want a clean, modern coastal lifestyle and you are comfortable working with a local bilingual realtor on the front end, buy in Florianópolis.
• If you want both, a city base and a beach option, most of my clients end up doing Buenos Aires first and Floripa second.

The mistake I see most is treating either market like a U.S. transaction. They are not. They are foreigner-friendly but they are still foreign markets. Hire a real local, do not skip the lawyer or notary, and budget more time than you think.