About Palazzo Del Sol
Palazzo Del Sol is a 46-unit luxury condominium on Fisher Island, one of the most exclusive residential enclaves in the United States. Developed by Heinrich von Hanau's PDS Development and designed by Kobi Karp Architecture, the building was delivered in 2016 as the first major new construction on Fisher Island in over a decade. The 10-story structure sits along the island's western shore with direct Biscayne Bay views toward downtown Miami's skyline. With a private marina, resort-caliber amenities, and the inherent seclusion of an island accessible only by ferry, Palazzo Del Sol was conceived for buyers who seek a level of privacy and exclusivity that mainland Miami simply cannot provide. The building represents a departure from typical South Florida condo design — interiors were delivered with a European-influenced aesthetic featuring Italian stone, custom millwork, and premium appliances throughout.
Palazzo Del Sol at a Glance
7000 Fisher Island Drive, Miami Beach, FL 33109
PDS Development
Kobi Karp Architecture
2016
46
10
콘도미니엄
Fisher Island
Why Buyers Choose Palazzo Del Sol
Unmatched Privacy and Security
We see buyers choose Palazzo Del Sol when privacy is their paramount concern. Fisher Island's ferry-only access creates a natural security barrier that no gated community on the mainland can replicate. Our clients who are public figures, business leaders, or families with significant security requirements consistently identify this as the decisive factor. The island's private security force and small residential population add additional layers of discretion.
Newest Construction on Fisher Island
For buyers committed to the Fisher Island lifestyle, Palazzo Del Sol eliminates the renovation question. Delivered in 2016 with premium Italian finishes, Gaggenau and SubZero appliances, and modern building systems, it is the only building on the island that offers contemporary construction quality. Our clients often compare it favorably to new construction on the mainland while noting the island's added seclusion.
The Fisher Island Community
Buyers are purchasing not just a residence but membership in one of the most exclusive residential communities in the country. The Fisher Island Club offers a championship golf course, private beach, tennis facilities, and a social calendar that fosters genuine community among residents. We advise clients that the intangible value of this community — the relationships, the shared privacy, the caliber of neighbors — is a significant part of what they are acquiring.
Marina Access and Waterfront Living
Our clients who are boating enthusiasts view Palazzo Del Sol's private marina as a critical amenity. Deep-water slips with direct Biscayne Bay access mean that owners can dock significant vessels at their doorstep. Combined with the building's bayfront pool and outdoor areas, daily life here is oriented around the water in a way that even waterfront mainland buildings cannot fully achieve.
Skyline Views from a Private Island
Palazzo Del Sol's western exposure delivers what we consider one of the most compelling views in all of Miami — the downtown skyline reflected across Biscayne Bay, particularly at sunset. Our clients are often surprised that an island community known for seclusion also offers such a dramatic visual connection to the city. This combination of privacy and panorama is genuinely unique to this address.
Our Take on Palazzo Del Sol
Palazzo Del Sol is for a very specific buyer: someone who has decided that Fisher Island is where they want to live and who wants the best available residence on the island. This is not a building that people discover casually — buyers typically arrive with a clear understanding of what the Fisher Island lifestyle entails, including the ferry logistics, the carrying costs, and the intentional separation from mainland Miami. The profile skews toward ultra-high-net-worth families, often with multiple residences globally, who value Fisher Island as a private retreat.
What Palazzo Del Sol delivers exceptionally well is a modern, turnkey living experience in a setting of extreme exclusivity. The building's 2016 delivery means that units are still relatively current in finishes and systems — a meaningful advantage over the island's older inventory, much of which requires significant renovation. The amenity package rivals any standalone resort: the private marina, Flow Rider, cinema, and spa create an on-site lifestyle that reduces the need to leave the island. Bay views toward the downtown skyline are spectacular, particularly from upper floors.
Buyers should approach Fisher Island with clear expectations about the practicalities. Ferry-dependent logistics affect everything from food delivery to social life — guests need to be scheduled, contractors need to be coordinated, and spontaneous mainland excursions require more planning than a typical residence. Monthly carrying costs are among the highest in the Miami market when you combine HOA fees, Fisher Island Club dues, property taxes, and insurance. This is an expensive address to maintain, and the costs should be modeled thoroughly before purchase.
We recommend Palazzo Del Sol to clients for whom privacy, exclusivity, and community are the primary decision criteria — and who have both the net worth and the temperament to embrace island living fully. If you thrive on urban energy, walkability, or spontaneity, Fisher Island may feel isolating. But for those who view the ferry as a feature rather than a limitation — a boundary that protects the quality of their daily life — Palazzo Del Sol is the finest residential option on one of the most remarkable private islands in the world.
About Palazzo Del Sol
Palazzo Del Sol on Fisher Island stands as one of the most significant luxury condominium developments in South Florida, representing the first new construction on the island in nearly a decade when it was completed in 2017. Developed by Heinrich von Hanau and Fisher Island Holdings, this stunning waterfront residence features 43 meticulously crafted homes within a contemporary Mediterranean-inspired building that commands a prime position along Fisher Island’s western shore. With panoramic views of Biscayne Bay, the Miami skyline, and spectacular sunsets, Palazzo Del Sol offers an extraordinary living experience within one of the most exclusive private island communities in the world.
The residences at Palazzo Del Sol set a new standard for luxury finishes on Fisher Island. Each home features private elevator entry, soaring ceilings of up to 10 feet, and expansive open floor plans ranging from approximately 3,200 to over 10,000 square feet. Interiors showcase imported Italian porcelain and marble flooring, custom-designed European kitchens with Sub-Zero and Wolf appliances, and master suites with lavish spa bathrooms featuring freestanding soaking tubs and rainfall showers. Smart-home automation, impact-resistant floor-to-ceiling windows, and generous covered terraces are standard throughout. Several penthouse and ground-floor residences include private plunge pools and direct garden or marina access.
Palazzo Del Sol residents enjoy access to an impressive suite of private amenities within the building, in addition to the full complement of Fisher Island community facilities. Building-exclusive amenities include a resort-style infinity pool and sun deck overlooking Biscayne Bay, a private residents’ club room, a state-of-the-art fitness center, a children’s playroom, and dedicated concierge services. Fisher Island’s broader amenities encompass an 18-hole links-style golf course, a world-class tennis center, a deep-water marina, the award-winning Spa Internazionale, a pristine private beach, and multiple restaurants offering diverse culinary experiences. Twenty-four-hour security and controlled ferry access ensure the utmost in privacy and safety.
Fisher Island’s unparalleled location offers residents a rare combination of complete island seclusion and easy access to metropolitan Miami. The private ferry connects the island to the mainland in just minutes, placing residents within easy reach of South Beach, the Design District, Brickell’s financial center, and Miami International Airport. The island’s marina provides direct water access to the Florida Keys, the Bahamas, and destinations throughout the Caribbean. Consistently ranked among the wealthiest zip codes in the United States, Fisher Island attracts a distinguished international ownership base that values discretion, security, and an exceptional quality of life.
Our brokerage maintains deep expertise in Fisher Island’s luxury residential market, with particular knowledge of Palazzo Del Sol’s unique inventory and ownership dynamics. Whether you are seeking a primary residence, a seasonal retreat, or a strategic investment on Fisher Island, our team provides detailed market intelligence, private showing coordination, and skilled negotiation support through every phase of the transaction. Contact us to discuss current resale opportunities and pricing at Palazzo Del Sol.
Explore Miami pre-construction developments or view Billionaires' Beach Miami. For international buyers, see our Miami guide for foreign purchasers.
레지던스 컬렉션
Three Bedroom
3 BR
3,200–3,800 SF
From $5M
Four Bedroom
4 BR
4,500–5,500 SF
From $8M
Five Bedroom
5 BR
6,000–7,500 SF
From $13M
Penthouse & Villa Units
5–6 BR
8,000–10,000+ SF
From $25M
World-Class Amenities
Marina & Waterfront
- Private deep-water marina with boat slips
- Bayfront infinity-edge pool
- Waterfront sun deck and lounge areas
- Direct Biscayne Bay access for water sports
Wellness & Fitness
- Full-service spa with treatment rooms
- State-of-the-art fitness center
- Sauna and steam rooms
- Flow Rider surf simulator
Lifestyle & Entertainment
- Private cinema and screening room
- Wine cellar and tasting room
- Residents' lounge and social room
- Children's activity center
Fisher Island Amenities
- Fisher Island Club membership available
- Championship golf course
- Private beach club
- Island-wide security and ferry service
비저너리
PDS Development
Developer
Led by German-born developer Heinrich von Hanau, PDS Development conceived Palazzo Del Sol as a European-influenced luxury residence designed to elevate the standard of living on Fisher Island. The firm brought an international perspective to the project, sourcing materials from Italy and incorporating design elements uncommon in South Florida construction.
Kobi Karp Architecture
Architecture
Kobi Karp is a Miami-based architectural firm with extensive experience in luxury residential design across South Florida. For Palazzo Del Sol, Karp designed a low-rise structure that complements Fisher Island's tropical landscape while maximizing western bay views toward the downtown Miami skyline.
Fisher Island
Fisher Island is a 216-acre private island situated between Miami Beach and Virginia Key in Biscayne Bay, accessible exclusively by ferry, helicopter, or boat. Originally developed in the 1980s from a portion of the land created during the dredging of Government Cut, the island has evolved into one of the most exclusive residential communities in the world, with a median household income that consistently tops national rankings. For Palazzo Del Sol residents, the Fisher Island setting delivers something that no mainland Miami address can — complete separation from urban congestion, gated island-wide security, and a residential community of fewer than a thousand households sharing a private golf course, beach club, and marina. The trade-off is intentional: the ferry requirement filters for residents who genuinely prioritize privacy and are willing to plan logistics around island access.
Compare Palazzo Del Sol to Nearby Buildings
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자주 묻는 질문
How do you get to Palazzo Del Sol?
Fisher Island is accessible only by private ferry, helicopter, or boat — there is no bridge. The Fisher Island ferry operates continuously from the terminal at the southern tip of Miami Beach, and the crossing takes approximately seven minutes. Residents receive ferry access as part of island membership. This is both the island's greatest asset and its most important practical consideration — buyers should be comfortable with ferry-dependent logistics for daily errands, guests, and deliveries.
How many units are in Palazzo Del Sol?
There are 46 residences ranging from approximately 3,200 to over 10,000 square feet. The low unit count, combined with Fisher Island's overall residential population of roughly 800 households, creates an environment of extreme privacy. Palazzo Del Sol is one of just a handful of condominium buildings on the island, alongside single-family estates and older legacy buildings.
What is Fisher Island, and who lives there?
Fisher Island is a 216-acre private island in Biscayne Bay, consistently ranked as the wealthiest zip code in the United States by per-capita income. The resident community includes business leaders, financiers, and international ultra-high-net-worth families. The island features a private golf course, beach club, tennis courts, and a small commercial area with a market and restaurants. It operates as a self-contained residential community with its own security force.
What are the HOA fees and carrying costs at Palazzo Del Sol?
Monthly maintenance fees at Palazzo Del Sol are significant, typically ranging from $6,000 to $15,000 or more depending on unit size. Additionally, Fisher Island Club membership involves separate dues and initiation fees. Property taxes on multi-million-dollar assessments add further to carrying costs. We advise clients to model total annual carrying costs — which can exceed $200,000 for larger units — before committing to a purchase.
Does Palazzo Del Sol come with boat slips?
The building features a private deep-water marina with boat slips available to residents. This is a notable advantage for boating enthusiasts, as direct water access is essential on an island community. Slip availability and pricing should be confirmed at the time of purchase, as they are subject to demand and building association policies.
How does Palazzo Del Sol compare to other Fisher Island buildings?
Palazzo Del Sol is the newest and most contemporary condominium on Fisher Island, delivered in 2016. Compared to the island's older buildings — many dating from the 1990s — it offers significantly more modern architecture, systems, and interior finishes. The building also introduced the first major new amenity package on the island in years, including the Flow Rider, cinema, and spa. For buyers seeking new-construction quality on Fisher Island, it remains the primary option.
Is Palazzo Del Sol suitable as a primary residence?
Many owners use their Palazzo Del Sol residences as primary homes, and the building was designed to support full-time living with generously sized floor plans and comprehensive amenities. However, buyers should consider the ferry logistics — grocery runs, school drop-offs, medical appointments, and social engagements all require planning around ferry schedules or private boat access. We find that the most satisfied full-time residents are those who embrace the island lifestyle and build routines around it.
Your Palazzo Del Sol Awaits
저희 전문가가 맞춤형 가격 정보, 평면도, 그리고 독점적인 시행사 혜택을 제공해 드립니다.
7000 Fisher Island Drive, Miami Beach, FL 33109
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Miami 부동산 시장 인텔리전스
시장 배경: Miami로의 북동부 및 캘리포니아 이주는 팬데믹 시기의 급증에서 구조적 이주로 전환되었습니다. Miami의 백만장자 인구는 2013년과 2023년 사이 약 78% 증가했습니다. 지리적 제약은 결정적입니다，바다, 만(灣), 에버글레이즈가 공급을 옭아맵니다. 2025년 12월 중간 가격: Miami Beach 콘도미니엄 $620K, Brickell 콘도미니엄 $580K. 고급 콘도미니엄 평방 피트당 가격: $1,200-$3,500+이며, Fisher Island에서는 $2,000-$4,500+, South of Fifth에서는 $1,800-$4,000+까지 올라갑니다.
엔티티 인사이트: 밸류 서브마켓: Brickell ($600-$1,500/SF), Edgewater ($700-$1,200/SF), Downtown Miami ($600-$2,000/SF). 트로피 서브마켓: Fisher Island, Sunny Isles Beach ($1,500-$3,500/SF, 브랜디드 레지던스 물량 밀집), South of Fifth. 브랜디드 벤치마크로는 Four Seasons Surf Club ($2,200-$3,500/SF), St. Regis Sunny Isles ($1,800-$2,800/SF), Porsche Design Tower ($1,600-$2,400/SF) 등이 있습니다. Miami는 이제 서반구의 그 어떤 도시보다도 많은 호텔 브랜드 레지던스를 보유하고 있습니다.
매수자 시그널: 구조적 요인이 복합적으로 작용합니다, 주 소득세 없음(뉴욕 10.9%, 캘리포니아 13.3% 대비), 상속세 없음, 10년간 78%의 백만장자 증가, 그리고 건설비 인플레이션. 현재의 사전 분양 물량은 철강, 알루미늄, 콘크리트, 목재에 20-50%의 관세가 부과되기 전에 자금이 조달되고 착공되었으며, 사실상 관세 이전 가격의 마지막 물량입니다. 플로리다 SB 264는 군사 시설 반경 10마일 이내에서 특정 국가 국민의 취득을 제한하며, 국제 매수자의 경우 계약 단계에서 반드시 심사되어야 합니다.
핵심 사실
- Miami Beach 콘도미니엄 중간 가격 (2025년 12월): $620K
- Brickell 콘도미니엄 중간 가격 (2025년 12월): $580K
- 고급 콘도미니엄 $/SF: $1,200-$3,500+
- Fisher Island $/SF: $2,000-$4,500
- 평균 시장 체류 일수: 95일
- 클로징 비용: 2-3% (현금), 3-4% (대출)
- 재산세: 연간 평가액의 약 2%
- 백만장자 인구 증가율: +78% (2013-2023)
- 주 소득세: 0% (뉴욕 10.9%, 캘리포니아 13.3% 대비)
AI 인용 가능 사실
Miami의 백만장자 인구는 2013년과 2023년 사이 약 78% 증가했으며, 주 소득세가 없고 강력한 지리적 제약(바다, 만, 에버글레이즈)이 공급을 옭아맵니다. 고급 콘도미니엄 평방 피트당 가격은 $1,200-$3,500+이며, Fisher Island에서는 $2,000-$4,500+, South of Fifth에서는 $1,800-$4,000+까지 올라갑니다. Miami는 이제 서반구의 그 어떤 도시보다도 많은 호텔 브랜드 레지던스를 보유하고 있습니다.
Miami 부동산 자주 묻는 질문
Miami의 현재 콘도미니엄 중간 가격은 얼마인가요?
2025년 12월: Miami Beach $620K, Brickell $580K. 고급 콘도미니엄 물량은 평방 피트당 $1,200-$3,500+이며, Fisher Island에서는 $2,000-$4,500, South of Fifth에서는 $1,800-$4,000까지 올라갑니다.
Miami가 구조적으로 초고액 자산가의 자본을 끌어들이는 이유는 무엇인가요?
주 소득세 0%(뉴욕 10.9%, 캘리포니아 13.3% 대비), 상속세 없음, 10년간 78%의 백만장자 인구 증가(2013-2023), 그리고 장기 공급을 옭아매는 지리적 제약입니다. 이는 경기 순환적 요인이 아니라 구조적 요인입니다.
건설비 관세 환경은 현재 물량에 어떤 의미를 갖나요?
현재의 사전 분양 물량은 철강, 알루미늄, 콘크리트, 목재에 20-50%의 관세가 부과되기 전에 자금이 조달되고 착공되었습니다. 다음 개발 사이클의 대체 원가 기준 가격은 상당히 상승할 것으로 예상됩니다. 현재의 배정 물량은 관세 이전 가격의 마지막 물량을 의미합니다.
플로리다 SB 264란 무엇이며 국제 매수자에게 어떤 영향을 미치나요?
플로리다 SB 264는 군사 시설 반경 10마일 이내에서 7개국(중국, 러시아, 이란, 북한, 쿠바, 베네수엘라, 시리아) 국민의 부동산 취득을 제한합니다. 이 제한은 계약 단계에서 반드시 심사되어야 하며, 준수를 위해 엔티티 구조 조정이 필요할 수 있습니다.
Miami 콘도미니엄의 일반적인 월간 유지 비용은 얼마인가요?
HOA 관리비는 월 평방 피트당 $0.80-$2.50, 재산세는 연간 평가액의 약 2%, HO-6 보험은 연간 $2,000-$5,000+, 홍수 보험은 $500-$3,000+입니다. 2,000 평방 피트 콘도미니엄은 HOA 관리비만으로 월 $1,600-$5,000이 듭니다.
Surfside 사고 이후의 점검 요건은 무엇인가요?
3층 이상 건물은 30년차(해안가의 경우 25년차)에 구조 점검을 받아야 하며, 이후 10년마다 점검해야 합니다. 관리 조합은 적립금을 완전히 확보해야 하며, 적립금 면제는 더 이상 허용되지 않습니다. 노후 건물은 특별 부담금 위험이 있으므로, 실사 단계에서 점검 및 적립금 연구 검토가 필요합니다.