Most discussions of Canadian buyers in Florida focus on seasonal snowbirds or retirees seeking warm weather. According to Steven Zalunardo, Broker of Record and President of Treviso Realty, framing no longer captures what is happening. The movement involves the permanent relocation of working-age, high-income professionals and business owners. The volume is historically significant.
Canada is experiencing its highest rate of emigration since the late 1940s, according to Zalunardo, and the people leaving are disproportionately wealthy. “They’re losing 40% of the top 1% earners,” he says, “and where do they move? The United States of America.”
The migration wave, Zalunardo notes, includes high-earning professionals who have fully exited Canada rather than maintaining ties to both countries. Many have liquidated significant Canadian assets to fund permanent relocations to Southwest Florida.
Politics, Not Lifestyle, Drives Exodus
The conventional explanation for Canadian migration to Florida emphasizes climate, lifestyle, and retirement planning. Zalunardo argues that political and economic governance has become the primary driver in the current wave of departures. That distinction matters for understanding how durable the trend is likely to be.
“It’s been 10 years of a liberal government, and Canada is unrecognizable from how we grew up,” he says. Ontario, he notes, is a conservative province governed in ways that conflict with the values of many of its highest-earning residents.
The people leaving are not fleeing economic hardship. They are making deliberate choices to relocate to jurisdictions they see as more aligned with their views on taxation, business regulation, and governance. That motivation differs from lifestyle migration. It is less likely to reverse when exchange rates shift or tariff disputes are resolved. A buyer driven by political conviction will not return simply because the Canadian dollar strengthens.
Zalunardo also disputes the idea that U.S.-Canada political tensions have dampened Canadian buyer interest. “My business has been on fire since,” he says. “A lot of Canadians would love to join and be the 51st state.”
Wealthy Buyers Shift Florida Demographics
Permanent relocators with substantial capital are not purchasing seasonal properties or investment condos. They are buying primary residences, establishing businesses, and making long-term commitments to their new communities. In Southwest Florida, Zalunardo says this is contributing to a demographic shift. Young families and working professionals are moving in alongside the traditional retiree base, creating demand for different property types and community amenities.
This buyer profile also tends to be more financially sophisticated and more demanding of professional guidance. Many are simultaneously navigating immigration processes, visa requirements, and cross-border asset transfers alongside their real estate transactions. That complexity creates an advisory opportunity most generalist brokerages are unprepared to meet.
Industry Responds to Migration Demand
The complexity of cross-border relocation requires brokerages to operate more like full-service advisors than traditional listing agents.
Zalunardo says the demand is measurable. Paid seminars covering U.S. immigration and Florida investment fundamentals sell out when hosted in Canadian cities. “When we do events, we sell them out,” he says.
Agents in the Midwest and Northeast are also beginning to recognize the opportunity. Rather than losing clients to out-of-state moves, some are partnering with Florida-based brokerages to stay involved in the transaction through referral arrangements. “Their money is coming here anyway,” Zalunardo says. “Why not get yourself in the middle of that?”
As Canadian emigration continues at historically elevated rates and the political conditions Zalunardo describes show little sign of reversing, the question for U.S. real estate markets is whether the industry has the infrastructure to serve a buyer pool arriving with capital, urgency, and needs that extend well beyond finding a house.
About the Expert: Steven Zalunardo is the Broker of Record and President of Treviso Realty, a boutique brokerage based in Estero, Florida, operating across Lee and Collier counties. His firm works across brokerage, property management, and residential development, primarily serving buyers relocating from Canada, the Midwest, and the Northeast.
This article is intended for informational purposes only and does not constitute legal, financial, or investment advice. The views and opinions expressed herein reflect those of the individuals quoted and do not represent an endorsement of any company, product, or service mentioned. Readers should conduct their own due diligence and consult qualified professionals before making any investment decisions.