St Kitts vs Florida Closing Costs 2026: Why Caribbean Wins
6 min read · April 25, 2026
For most North American and European buyers thinking about a Caribbean property, Florida is the closest mental comparison. It's the place they already buy second homes, and the closing-cost spreadsheet is familiar. Here is what changes when the property is in St Kitts & Nevis instead — and where the differences are surprising.
The example purchase
We'll price an all-in cost for a foreign buyer (non-US, non-citizen of the federation) acquiring a US$750,000 villa for personal use, using cash.
Florida — the familiar number
| Item | Florida | Notes |
|---|---|---|
| Title insurance | 0.5–0.6% | Typically split with seller; buyer pays ~half |
| Documentary stamp tax (deed) | 0.7% (general rate outside Miami-Dade; Miami-Dade differs) | Buyer or seller, by negotiation |
| Recording fees | 0.1–0.2% | Per page |
| Legal / title closing fees | 0.4–0.6% | Florida is title-company driven |
| Lender fees | n/a | We're paying cash |
| Survey | ~US$500 | Optional but recommended |
| Inspection | US$400–800 | Recommended |
| All-in buyer cost | ~2.0–2.5% | i.e. ~US$15,000–19,000 on US$750K |
Plus the property tax that follows you forever: Florida residential real estate is taxed at roughly 1–1.5% of assessed value per year, with no homestead exemption for non-residents.
St Kitts & Nevis — the surprising number
There are two scenarios and the gap between them is significant.
Scenario A: Non-CBI resale
| Item | Cost | Notes |
|---|---|---|
| Alien Landholding Licence | 10% of land value or US$750, whichever is greater | Required for all non-citizens |
| Stamp duty | 0% to buyer | Paid by the seller in the federation |
| Legal fees | 1–2% | Your own attorney |
| Licence application costs | ~US$1,500 | Filing, sundries |
| Escrow / wire fees | ~US$1,000 | International wire spread |
| All-in buyer cost | ~12–13% | i.e. ~US$90,000–100,000 on US$750K |
Scenario B: CBI-approved property
| Item | Cost | Notes |
|---|---|---|
| Alien Landholding Licence | Confirm with your attorney | Not assumed waived for CBI purchases |
| Stamp duty | 0% to buyer | Same as above |
| Legal fees | 1–2% | Your own attorney |
| Escrow / wire fees | ~US$1,000 | |
| All-in buyer cost | ~2–3% | i.e. ~US$15,000–23,000 on US$750K |
That's the punchline: a CBI-approved property in St Kitts & Nevis costs less to close than the Florida equivalent, before you even factor in the citizenship benefit.
Year-after-year carrying costs
Where the federation really pulls ahead is annual property tax:
- Florida: ~1–1.5% of assessed value per year.
- St Kitts & Nevis: ~0.2–0.3% of assessed value per year.
On a US$750K property, that's roughly US$8,000+/year in Florida vs. US$1,500–2,000 in the federation. Over a decade of ownership, the gap covers the closing-cost difference for a non-CBI resale several times over.
Your personal tax position in the federation depends on your circumstances — confirm income, capital-gains and estate-tax treatment with a licensed tax adviser and the Inland Revenue Department.
The honest comparison
| Florida | St Kitts (non-CBI) | St Kitts (CBI) | |
|---|---|---|---|
| Closing cost (% of price) | 2.0–2.5% | 12–13% | 2–3% |
| Annual property tax | 1–1.5% | 0.2–0.3% | 0.2–0.3% |
| Personal income / capital-gains tax | Yes (US federal) | Confirm with a tax adviser | Confirm with a tax adviser |
| Citizenship benefit | None | None | Yes, family included |
| Average days to close | 30–45 | 120–180 | 60–90 |
What this means for buyers
If you are choosing just for cost between a Florida second home and a non-CBI St Kitts resale, Florida wins at closing — but the federation catches up within the first decade of ownership thanks to property tax, and pulls ahead permanently if you ever sell at a gain.
If you can buy inside an approved CBI development, the federation is cheaper at every horizon, plus you gain St Kitts & Nevis citizenship. This is the calculation most international buyers eventually arrive at — and it's why Isle & Key publishes the verified CBI list every day.
Sources & how to verify
These figures were compiled as of April 25, 2026 and change over time — verify before relying on them.
- CBI thresholds, holding period and fees: St Kitts & Nevis Citizenship by Investment Unit — ciu.gov.kn (consulted April 25, 2026).
- Property tax rates (St Kitts & Nevis): Inland Revenue Department — property-tax rates and exemptions (consulted April 25, 2026).
- Stamp duty (St Kitts & Nevis) (payable by the seller on a conveyance on sale; rate set by the Act): Inland Revenue Department stamp-duty page and the Stamps Act, Cap 20.40 (consulted April 25, 2026).
- Alien Landholding Licence (St Kitts & Nevis): required for non-citizen buyers under the Aliens Land Holding Regulation Act, Cap 10.01; the licence fee is charged as stamp duty under the Stamps Act, Cap 20.40 at 10% of the land value or US$750, whichever is greater (consulted April 25, 2026).
- Florida documentary stamp tax (US comparison): Florida Department of Revenue — documentary stamp tax (consulted April 25, 2026).
- Florida property tax (US comparison): set and assessed per county — there is no single statewide rate; see the Florida Department of Revenue property-tax overview and the relevant county property appraiser (consulted April 25, 2026).
- Prices, rents, yields (ROI), mortgage rates and cost-of-living figures: Isle & Key market estimates as of April 25, 2026, not official figures — confirm with the listing agency, a licensed lender and a professional adviser.
This is general information, not financial, tax or legal advice.
Browse CBI-approved properties: <a href="/properties">/properties</a>.