Buying a Restaurant in Miami in 2026: a Practical Guide to Not Overpaying
«Francesco, I found a restaurant for sale, they’re asking $350,000 and say it bills a million. Is it a good deal?»
I get asked this almost every week. And the answer is almost always: it depends on what’s behind that million.
I’m Francesco Ponticelli. I have lived in Miami since 2019 and followed this city since 2003. I work as a Business Broker in Florida and I help entrepreneurs, many of them Italian, European and South American, buy restaurant businesses without overpaying and without nasty surprises after signing.
Buying a restaurant that’s already running can be smarter than opening one from scratch: you already have customers, revenue, licenses and staff. But only if you know how to read the numbers and do the right due diligence. In this article I explain how to understand what it’s really worth, what to check before signing, the real costs, and the mistakes I see most often.
The Short Answer
Is it worth buying a restaurant in Miami in 2026?
Yes, if you buy well. Buying a running business gives you customers, revenue and licenses from day one, and often lets you qualify for the E-2 visa with a provable investment. And even if you plan to change the concept, you save months or years of licensing and having a structure ready to operate.
But the right price is not the revenue: it’s what the restaurant generates in real profit (SDE, Seller’s Discretionary Earnings) for whoever runs it, multiplied by a market multiple. And before signing you need due diligence, verification of the lease and of the licenses.
Last updated: June 2026. Reading time: 11 minutes. Author: Francesco Ponticelli, Business Broker FL #3590963 with United Realty Group Inc.
Buy or Open: Why a Running Business Often Wins
Opening from scratch means months of construction, permits, building up staff and customers, and cash burning before the first sale. Buying a running business gives you, right away, loyal customers, historical revenue, licenses already obtained, installed equipment and a team that knows the place.
For someone arriving on the E-2 visa, a running business with provable numbers is also easier to present at the consulate: the investment is real and the business is not «marginal».
Uncomfortable truth: revenue is not the deal. A restaurant that bills a million but leaves no profit is worth less than one that bills $600k with healthy margins. You buy real profit and transferability, not the number at the top of the menu.
What It Is Really Worth: SDE, Multiples and Rent
The value of a restaurant is built on SDE (the real profit for one operator, rebuilt from the P&L with the add-backs), multiplied by a multiple that for restaurants in Miami often moves between 1.5x and 3x, depending on the trend, location, lease and how much the place depends on the current owner.
Three line items weigh more than the rest:
- Food cost: it should stay in a healthy range of revenue, generally around 28-35%
- Labor cost: often 25-35% of revenue
- Rent and additional-expense clauses (in jargon, NNN): a rent that is too high or a short lease can destroy profitability
What to Check Before Signing (Due Diligence)
Before you sign, these checks are not optional:
- 3 years of P&L reconciled with the tax returns and bank statements. If the «real» revenue is not tracked, that is a risk.
- The lease: remaining term, renewals, and above all transferability. In Florida the property owner must approve the assignment.
- Licenses: DBPR for restaurants, any liquor license, health and fire safety in order.
- Equipment: real condition, maintenance, what is owned and what is leased.
- Key people: whether the chef and managers stay after the purchase.
- Reviews and online reputation: the real trend of the place.
The Real Costs of the Deal
Beyond the purchase price, factor in: deposit and first months of rent, possible transfer or new liquor license, small fixes and equipment, working capital for the first months, attorney and accountant fees for the contract and the company structure.
Uncomfortable truth: the newcomer is always the first to get burned on hidden costs. «Triple Net (NNN)» clauses (CAM, property taxes, insurance) can balloon the real rent. Always do the lease audit with an attorney and an accountant (CPA) before signing.
Case Study: Luca Buys a Trattoria in Doral
Scenario based on recurring situations. Name and figures changed for privacy.
Luca finds a trattoria in Doral for sale at $350,000, «it bills a million». In due diligence it turns out the tracked revenue is lower than what was claimed verbally, the provable SDE is about $120k, and the lease has only two years left with no guaranteed renewal. We renegotiated: price down to $250,000, with the seller getting a new, longer and assignable lease from the landlord, and 15% in seller financing tied to keeping the revenue.
«I was about to pay $350,000 for a restaurant worth $250,000, with a lease that would have collapsed in two years. The due diligence saved my investment.»
Mistakes I See People Make
1. Buying on verbally-claimed revenue. Only what is tracked and reconciled counts.
2. Not checking the lease. A short or non-assignable lease can blow everything up.
3. Skipping due diligence to «go fast». That is the moment when you find the problems worth a discount.
4. Underestimating working capital. You need money for the first months, not just to buy.
5. Signing without an attorney and accountant. Contract, licenses and company structure must be reviewed by professionals.
How Investi in America Helps You
I’m Francesco Ponticelli, Business Broker FL Lic #3590963 with United Realty Group Inc., Italian, living in Miami for 8 years and first arrived in Miami in 2003. I don’t sell franchises, I don’t promise miracles, I don’t sell dreams.
- I look for restaurants for sale with verified numbers in the right area
- I do the due diligence with you: numbers, lease, licenses
- I structure the purchase consistently with the E-2 visa (seller financing, LOI, APA, escrow)
- I connect you with Italian-American attorneys and accountants
We don’t sell franchises. We don’t promise miracles. We help you decide informed.
FAQ: Frequently Asked Questions
How much do you need to buy a restaurant in Miami?
It depends on location and size: small running places can start around $100k-150k, larger ones exceed $300k-$500k. Also factor in working capital and closing costs.
Is buying a restaurant enough for the E-2 visa?
The purchase can qualify if the investment is real, at risk, and the business is not marginal. Feasibility is verified with the immigration attorney.
Can I pay partly with seller financing?
Often yes: the seller finances part of the price. It is useful, but it has to be structured well.
Do I have to keep the same team?
The chef and managers can be part of the value. Keeping them at least through the transition greatly reduces risk.
Keep Reading
Internal articles on Investi in America:
- How to Buy a Company in the USA as a Foreigner 2026
- SBA Loans for Foreigners in 2026
- Best Areas in Miami with an E-2 Visa
On Due Italiani a Miami: the community of 51k Italians living in Miami.
Official sources: Florida DBPR (restaurant licenses), SBA.
The First Step
Free 30-minute consultation with me to analyze a restaurant you are looking at: what it is really worth, what to check, and how to structure the purchase.
Write me «RESTAURANT» and I will explain how it works.
- WhatsApp: +1 (305) 218-9796
- Email: info@investiinamerica.com
- Book the consultation on the website
About the Author
I’m Francesco Ponticelli, Business Broker FL #3590963 with United Realty Group Inc.
I have lived in Miami since 2019 (and followed this city since 2003). I work every day with entrepreneurs who buy and sell businesses in Florida: pizzerias, restaurants, retail, services, real estate.
Italian · Spanish · English. Directly on WhatsApp if you want to talk seriously, business to business. If you have basic questions or simple curiosity, please use the DMs on Instagram.
Article updated June 2026.