QUAL A RENDA NECESSÁRIA PARA COMPRAR IMÓVEL FINANCIADO NOS EUA

Desde 2008, quando o dólar começou sua trajetória de queda frente ao real, os brasileiros tem sido um dos 5 maiores públicos no que se refere à compra de imóveis nos Estados Unidos, particularmente na Flórida. Na primeira rodada, que foi entre 2008-2013, o principal foco era investimento, aproveitando a valorização do real para adquirir imóveis a preços atrativos. Agora, que o dólar se encontra mais forte que naquela época, o objetivo é segurança, dado os problemas que se apresentam no Brasil. Com a mudança do objetivo e do perfil do comprador, adquirir imóveis nos EUA através de financiamento é uma ótima opção.

Procedimentos

Pode parecer estranho, mas os bancos locais tem preferência por emprestar recursos para aquisição de imóveis para estrangeiros. Além da inadimplência do comprador internacional ser menor, ele precisar dar uma entrada maior (normalmente 35% do valor do imóvel) que o americano, reduzindo os riscos da operação. E este processo é mais fácil do que parece.

A análise de crédito para compra de imóveis nos Estados Unidos é feita com base no histórico do comprador no Brasil. O banco que irá financiar a operação solicita ao comprador seu histórico bancário e sua renda no seu país de origem para avaliar a sua capacidade de financiamento. Entre os documentos solicitados estão:

  • Imposto de Renda Pessoa Física dos últimos 2 anos (alguns bancos podem pedir mais);
  • Comprovante de residência;
  • Extrato bancário dos últimos três meses;
  • Carta do contador afirmando rendimentos (normalmente, os bancos possuem um modelo próprio).

O que o banco quer saber

A principal preocupação do banco é se o comprador tem condições de honrar as parcelas e o IPTU (“property taxes”, nos Estados Unidos) com a renda que gera mensalmente. Sendo assim, seu rendimento líquido (já descontadas parcelas de outros empréstimos que possui) é mais importante do que o próprio patrimônio do comprador.

De forma geral, os bancos fazem o cálculo do montante a ser financiado comparando a renda do comprador com os custos totais da operação, que são: pagamento de juros, impostos (iptu), principal e seguros, adicionado outros empréstimos que ele possui. Estes custos não podem exceder 36% do rendimento mensal. Por exemplo:

– um comprador que tenha renda mensal de $ 10,000.00 e esteja buscando um financiamento.

– Após analisar seus documentos, o banco constatou que o custo do financiamento estimado (principal, juros, impostos e seguros) será $1,000.00; e o comprador possui outras parcelas de empréstimos (financiamento de carro, outra propriedade, ou demais empréstimos) no valor de $500.00;

– assim, suas obrigações financeiras mensais são de $1,500.00.

O TOR (Total Obligations Ratio) deste cliente será de $1,500/$10,000 – 15%.

É muito provável que o banco lhe conceda o empréstimo, pois o TOR solicitado para operações regulares é, usualmente, 36%.

Juros do Financiamento e Pagamento de Parcelas

Os juros dos financiamentos para estrangeiros variam entre 2% a 4,5% ao ano, dependendo da instituição e do histórico de crédito do comprador. Estas taxas de juros podem ser fixas ou variáveis. Normalmente, quando se opta por taxas fixas, elas tendem a ser um pouco mais altas. Já as variáveis, começam mais baixas e podem subir, porém, apenas o estipulado no contrato.

De qualquer forma, usualmente as hipotecas para financiamento de imóveis não possuem penalidade para pagamento antecipado, e, caso o cliente deseje encerrar sua dívida, paga apenas o montante devido no momento da quitação. Mas atenção, essa cláusula pode mudar de banco para banco. Então, fique atento ao seu contrato.

Simulação

Atualmente, os imóveis mais vendidos na região de Miami estão com valores entre $250,000.00 e $500,000.00. Caso um brasileiro deseje fazer o financiamento de uma propriedade como esta, poderia encontrar a seguinte situação:

  • Valor do imóvel $300,000.00
  • Entrada: 35% = 105,000.00
  • Valor financiado: 65% – 195,000.00
  • Prazo: 30 anos
  • Taxa de juros: 3.5% ao ano
  • Parcela do financiamento: $ 1,347.13
  • IPTU Mensal (normalmente, 2% ao ano): $500,00
  • Seguro mensal (valor simulado): $ 170.00

Considerando que o comprador não possua nenhum outro financiamento, suas obrigações financeiras mensais serão de $ 2,017.13.

Como esse valor não pode ser superior a 36% de sua renda mensal, o comprador precisará ter rendimentos de, aproximadamente, $5,600.00 por mês para adquirir este imóvel.

Mais informações

Para mais informações sobre investimento em imóveis nos Estados Unidos, baixe este material gratuito, clicando aqui.

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