Sixth&Rio A boutique New River condominium between Downtown Fort Lauderdale and Rio Vista
Sixth&Rio project overview
Sixth&Rio is a boutique New River condominium between Downtown Fort Lauderdale and Rio Vista.
The developer's official site describes the project as under construction and currently states 2026 delivery. That delivery is forward-looking and should be reconfirmed against a dated developer construction update before a buyer relies on it.
This page separates durable project facts from changing sales terms. Buyers should obtain current first-party pricing, availability, deposits and construction guidance before making a reservation or contract decision.
Sixth&Rio at a Glance
501 Southeast 6th Avenue, Fort Lauderdale, FL 33301
OceanLand Investments
FSMY Architects + Planners
Developer currently states 2026; confirm
94
8
Condominium
Rio Vista / New River
Why Buyers Choose Sixth&Rio
The project merits consideration for its waterfront setting, product scale and Fort Lauderdale location, subject to residence-level and contract diligence.
94 residences
Confirm the current scope and buyer rights in the official offering documents.
Eight-story boutique scale
Confirm the current scope and buyer rights in the official offering documents.
One- to three-bedroom residences, townhomes and four penthouses described by the developer
Confirm the current scope and buyer rights in the official offering documents.
Construction financing announced by Sunrise Realty Trust
Confirm the current scope and buyer rights in the official offering documents.
How to evaluate Sixth&Rio
Start with the exact residence: orientation, view corridor, terrace usability, interior efficiency, parking and total carrying cost matter more than a project headline.
The current physical stage supports the label 'Under construction.' Any delivery timing remains guidance rather than a guarantee and should be tested against a dated construction update and the contract's extension provisions.
About Sixth&Rio
Sixth&Rio in Fort Lauderdale
A boutique New River condominium between Downtown Fort Lauderdale and Rio Vista. Current first-party materials identify 94 residences; Eight-story boutique scale; One- to three-bedroom residences, townhomes and four penthouses described by the developer; Construction financing announced by Sunrise Realty Trust.
Construction-stage context
The developer's official site describes the project as under construction and currently states 2026 delivery. That delivery is forward-looking and should be reconfirmed against a dated developer construction update before a buyer relies on it.
Before relying on pricing, availability, deposits or delivery guidance, request a dated developer release and review the governing documents with counsel.
Compare St. Regis Residences Bahia Mar, Pier Sixty-Six Residences, browse Fort Lauderdale new developments, or request private buyer advisory.
Sources reviewed September 26, 2026: official project site and supporting primary record.
Residence Collection
Current Release
Confirm current unit mix
Varies by residence
Request dated pricing
- Current inventory required
- Deposit schedule requires confirmation
- Developer documents control
Residences from Request dated pricing
Published amenity program
Resident amenities
- Rooftop pool and private cabanas
- Fitness center
- Resident club room and lounge
- Riverfront and park-facing setting
- Walkable access toward Las Olas
The Visionaries
OceanLand Investments
Developer
Development attribution based on the current official project materials.
FSMY Architects + Planners
Architecture
Architecture attribution based on the current official project materials.
Rio Vista / New River
The address connects Fort Lauderdale waterfront living with access to beaches, boating, Downtown and Las Olas. Buyers should evaluate daily access, nearby construction, flood and insurance considerations, and the durability of the exact residence's view corridor.
Frequently Asked Questions
Where is Sixth&Rio located?
Sixth&Rio is at 501 Southeast 6th Avenue in Fort Lauderdale, Florida.
What is the current construction stage?
The developer's official site describes the project as under construction and currently states 2026 delivery. That delivery is forward-looking and should be reconfirmed against a dated developer construction update before a buyer relies on it.
Are prices and availability confirmed on this page?
No. Pricing, availability, deposits and incentives can change. Request a dated developer price sheet and availability list before relying on commercial terms.
What should a buyer verify before signing?
Review the offering documents, condominium budget, deposit schedule, completion and extension provisions, exact residence orientation, view protections and all developer disclosures with Florida counsel.
Private Availability at Sixth&Rio
For current availability, pricing history, floor plans, and off-market opportunities at Sixth&Rio, request a confidential review with our advisory team.
501 Southeast 6th Avenue, Fort Lauderdale, FL 33301
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Miami Real Estate Market Intelligence
Market Context: The Miami-to-Northeast and Miami-to-California migration has converted from pandemic-era spike to structural relocation. Miami’s millionaire population grew approximately 78% between 2013 and 2023. Geographic constraint is binding: ocean, bay, and Everglades pin supply. December 2025 medians: Miami Beach condo $620K, Brickell condo $580K. Luxury condominium price per sq ft: $1,200-$3,500+, extending to $2,000-$4,500+ on Fisher Island and $1,800-$4,000+ at South of Fifth.
Value submarkets: Brickell ($600-$1,500/SF), Edgewater ($700-$1,200/SF), Downtown Miami ($600-$2,000/SF). Trophy submarkets: Fisher Island, Sunny Isles Beach ($1,500-$3,500/SF, dense branded-residence inventory), South of Fifth. Branded benchmarks include Four Seasons Surf Club ($2,200-$3,500/SF), St. Regis Sunny Isles ($1,800-$2,800/SF), and Porsche Design Tower ($1,600-$2,400/SF). Miami now carries more hotel-branded residences than any other Western Hemisphere city.
Structural inputs compound: no state income tax (vs. 10.9% NY, 13.3% CA), no estate tax, 78% decade millionaire growth, and construction-cost inflation. Current pre-construction inventory was financed and broken ground before 20-50% tariffs landed on steel, aluminum, concrete, and lumber, effectively the last tranche of pre-tariff pricing. Florida SB 264 restricts acquisitions by nationals of certain countries within 10 miles of military installations and must be screened at contract stage for international buyers.
Key Facts
- Miami Beach Condo Median (Dec 2025): $620K
- Brickell Condo Median (Dec 2025): $580K
- Luxury Condo $/SF: $1,200-$3,500+
- Fisher Island $/SF: $2,000-$4,500
- Avg Days on Market: 95
- Closing Costs: 2-3% (cash), 3-4% (financed)
- Property Tax: ~2% of assessed value annually
- Millionaire Population Growth: +78% (2013-2023)
- State Income Tax: 0% (vs. NY 10.9%, CA 13.3%)
What Buyers Should Know
Miami’s millionaire population grew approximately 78% between 2013 and 2023 with no state income tax and hard geographic constraints (ocean, bay, Everglades) capping supply. Luxury condominium price per sq ft runs $1,200-$3,500+, extending to $2,000-$4,500+ on Fisher Island and $1,800-$4,000+ at South of Fifth. Miami now carries more hotel-branded residences than any other Western Hemisphere city.
Miami Real Estate FAQs
What are Miami’s current condominium medians?
December 2025: Miami Beach $620K, Brickell $580K. Luxury condominium stock runs $1,200-$3,500+ per sq ft, extending to $2,000-$4,500 on Fisher Island and $1,800-$4,000 at South of Fifth.
Why is Miami attracting UHNW capital structurally?
Zero state income tax (versus NY 10.9%, CA 13.3%), no estate tax, a 78% decade growth in the millionaire population (2013-2023), and geographic constraints that cap long-run supply. These are structural inputs, not cyclical.
What does the construction-cost tariff environment mean for current inventory?
Current pre-construction inventory was financed and broke ground before 20-50% tariffs landed on steel, aluminum, concrete, and lumber. Replacement-cost pricing on the next development cycle is expected to rise materially. Current allocations represent the last tranche of pre-tariff pricing.
What is Florida SB 264 and how does it affect international buyers?
Florida SB 264 restricts property acquisitions by nationals of seven countries (China, Russia, Iran, North Korea, Cuba, Venezuela, Syria) within 10 miles of military installations. The restriction must be screened at contract stage and may require entity-structure adjustments to comply.
What are typical monthly carrying costs on a Miami condominium?
HOA $0.80-$2.50 per sq ft per month, property tax ~2% of assessed value annually, HO-6 insurance $2,000-$5,000+ annually, flood insurance $500-$3,000+. A 2,000 sq ft condo runs $1,600-$5,000 per month in HOA alone.
What are the post-Surfside inspection requirements?
Buildings 3+ stories must undergo structural inspections at year 30 (year 25 if coastal), then every 10 years. Associations must fully fund reserves; reserve waivers are no longer permitted. Older buildings carry special-assessment risk; inspection and reserve-study review is required at due-diligence.