Natiivo Miami
The First Condo Tower Purpose-Built for Short-Term Rental
A Residence — That Pays Its Own Way
Natiivo Miami was conceived around a single idea that most Miami condominiums prohibit outright: the right to rent your home by the night. Rising 51 stories above Downtown Miami, the tower delivers 448 fully furnished residences cleared for short-term and home-sharing rental from day one, with on-site hospitality infrastructure built to manage guests on the owner's behalf. Developed by Newgard Development Group and designed by Arquitectonica, it is one of the first ground-up condominiums in the United States engineered specifically for flexible, income-generating ownership.
Natiivo Miami: una visión general
190 NE 6th Street, Miami, FL 33132
Newgard Development Group
Arquitectonica
2024
448
51
Condominio
Downtown
Por qué los compradores eligen Natiivo Miami
A Rental Entitlement Almost No Other Condo Can Match
The single most important fact about Natiivo is what it permits. Nearly every condominium in Miami restricts short-term leasing through 30-day, six-month, or annual minimum-lease rules, which means owners are locked out of the nightly rental market entirely. Natiivo was built from the ground up with the legal right to rent by the night, on any home-sharing platform, with no such restriction. We spend a great deal of time helping buyers untangle lease-term rules in other buildings, and the clarity here is the whole point — the income strategy that is prohibited elsewhere is the entire design intent at Natiivo.
Turnkey Delivery and On-Site Management
Natiivo residences arrive fully finished and furnished, with packages curated by Urban Robot Associates, and the building runs hotel-style operations — a 24-hour welcome desk and an on-site team that handles guest check-in, cleaning, and turnover. For an investor, that removes the two biggest frictions of running a short-term rental: setup and daily logistics. A buyer can close and begin hosting with minimal additional effort, which makes the building genuinely workable for out-of-state and international owners who cannot manage a property hands-on.
A Downtown Location Built for Year-Round Demand
Short-term rental income depends on consistent visitor flow, and Downtown Miami delivers it across both business and leisure travel. From 190 NE 6th Street you are steps from the Metromover, walking distance to the central business district, Bayside, the Arsht Center, and Miami Worldcenter, and minutes from Brickell. That depth of demand — corporate during the week, leisure on weekends, events year-round — is exactly the kind of profile that supports occupancy when the rental model is the reason you bought.
Newgard's Conviction Behind the Concept
Newgard Development Group did not bolt a rental program onto a conventional building — the firm pioneered the home-sharing condominium category and built Natiivo around it, from the zoning and entitlement work down to the furniture packages. That conviction matters, because the value of the asset rests on the durability of its rental rights and the operational competence behind them. Buying into a purpose-built concept from the developer that created it is a meaningfully different proposition than buying a unit in a building that merely tolerates short-term rental.
Our Take on Natiivo Miami
Natiivo Miami is one of the few buildings we discuss with clients primarily as an income instrument rather than a lifestyle purchase. The reason is simple: it does something almost no other condominium in Miami can legally do, which is allow owners to rent by the night. For a buyer whose goal is cash flow and flexibility, that entitlement is not a feature among many — it is the entire investment case, and it is genuinely difficult to replicate elsewhere in the market.
The strengths are real. Turnkey, furnished delivery and on-site hospitality management make the building workable for absentee and international owners who could never run a short-term rental themselves. The Downtown location supplies year-round visitor demand from both business and leisure travel, and Newgard's decision to build the entire project around the home-sharing model — rather than retrofit it — gives the rental rights a solidity that matters when you are underwriting future income and resale.
The honest counterpoints belong in every conversation. Hospitality income is more variable than a long-term lease, and the math only works if a buyer underwrites homeowners' association dues, management fees, cleaning costs, and seasonal occupancy with discipline rather than relying on best-case projections. A high unit count and a building full of rotating short-term guests also create a different living environment than a traditional residential tower, which is worth weighing for anyone considering Natiivo as a primary home. We recommend it confidently to income-focused investors who understand the operating model, and more cautiously to buyers seeking a quiet, owner-occupied residence — for whom a conventional Brickell or Edgewater condominium will usually be the better fit.
Acerca de Natiivo Miami
Natiivo Miami occupies a category almost entirely its own. Rising 51 stories at 190 NE 6th Street in the heart of Downtown Miami, the 448-residence tower was conceived by Newgard Development Group around a premise that the overwhelming majority of Florida condominiums forbid: the right of an owner to rent a home by the night. Designed by Arquitectonica with furnishings curated by Urban Robot Associates, Natiivo is one of the first ground-up condominiums in the United States engineered specifically for short-term and home-sharing rental, and that single entitlement defines everything about how the building is owned, operated, and valued.
The residence mix spans studios through three-bedroom layouts, from roughly 411 square feet to over 2,200 square feet, each delivered fully finished and furnished and ready to occupy or list from the day of closing. That turnkey delivery is deliberate. Where a buyer of a conventional investment condominium must furnish, equip, and arrange management before the first dollar of income arrives, a Natiivo owner can close and begin hosting guests almost immediately, with the building's hospitality infrastructure absorbing the operational burden.
That infrastructure is the second pillar of the concept. Natiivo operates with hotel-grade services: a 24-hour welcome desk receives guests, and an on-site management team coordinates cleaning, turnover, and platform listings on the owner's behalf. The tower carries more than 65,000 square feet of amenities, including a rooftop resort-style pool, a fitness center with yoga and boxing studios, a spa with sauna and steam room, co-working lounges and conference rooms, an on-site restaurant and juice bar, private dining, screening and game rooms, valet parking, and round-the-clock security. The amenity program reads as much like a lifestyle hotel as a residential condominium, which is precisely the point.
Location reinforces the rental thesis. Downtown Miami draws a steady, year-round flow of business and leisure visitors, and Natiivo sits steps from the Metromover, within walking distance of the central business district, Bayside Marketplace, the Adrienne Arsht Center, and the rising Miami Worldcenter district, with Brickell minutes to the south. For a short-term-rental asset, that connectivity translates directly into demand depth across both weekday corporate travel and weekend leisure stays.
For investors, the appeal is straightforward: Natiivo can legally pursue per-night rates that comparable Downtown towers, bound by 30-day, six-month, or annual minimum-lease rules, simply cannot. Prospective buyers should still underwrite homeowners' association dues, management fees, and seasonal occupancy with discipline, because hospitality income is more variable than a long-term lease. But the underlying right to rent by the night is durable and difficult to replicate, and it is the reason Natiivo continues to attract income-focused domestic and international buyers seeking a U.S. asset that produces cash flow rather than merely holding value.
Una vida sin igual
Colección de residencias
Studio
Studio
411–550 SF
From $330K
One Bedroom
1 BR
600–1,000 SF
From $390K
Two Bedroom
2 BR
1,000–1,400 SF
From $600K
Three Bedroom
3 BR
1,400–2,200 SF
From $950K
Residences from $330,000
Amenities & Services
Amenities
- Rooftop Resort-Style Pool & Sun Deck
- 65,000+ SF of Amenity Space Across Multiple Levels
- 24-Hour Welcome Desk & Guest Reception
- Co-Working Lounge & Conference Rooms
- Fitness Center, Yoga Studio & Boxing Room
- Spa with Sauna & Steam Room
- On-Site Restaurant & Juice Bar
- Private Dining & Social Lounge
- Screening Room & Game Room
- Valet Parking & On-Site Security
- Fully Furnished, Move-In-Ready Residences
- On-Site Rental Management & Housekeeping
Los visionarios
Newgard Development Group
Developer
Arquitectonica
Design Architect
Urban Robot Associates
Interior Design
The Center — of Downtown Miami
Natiivo Miami sits at 190 NE 6th Street in the heart of Downtown Miami, steps from the Metromover and within walking distance of the central business district, Bayside Marketplace, the Adrienne Arsht Center for the Performing Arts, and the rising Miami Worldcenter district. Brickell is minutes south, and Miami International Airport and the beaches are a short drive away — a connectivity profile that supports both business and leisure short-term guests year-round.
Compare Natiivo Miami to Nearby Buildings
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Preguntas frecuentes
What is Natiivo Miami?
Natiivo Miami is a 51-story, 448-residence condominium tower in Downtown Miami developed by Newgard Development Group and designed by Arquitectonica. It is purpose-built for flexible ownership: residences are fully furnished and cleared for short-term and home-sharing rental, supported by on-site hospitality services that manage guests on the owner's behalf.
Can I rent my unit on Airbnb or by the night?
Yes. Unlike the vast majority of Miami condominiums, which restrict or prohibit short-term leasing, Natiivo was designed from the ground up to permit nightly and short-term rental. Owners may list residences on home-sharing platforms with no minimum-lease restriction, and the building's reception desk and management team handle check-in, cleaning, and turnover.
What types of residences are available?
Natiivo offers studios through three-bedroom residences, ranging from roughly 411 square feet to over 2,200 square feet. Every unit is delivered fully finished and furnished with fixtures and furnishings curated by interior design firm Urban Robot Associates, so it is immediately ready to occupy or rent.
What are the starting prices?
Pricing at Natiivo started from approximately $330,000 for studios, with one-bedrooms from the high $300,000s, two-bedrooms from the $600,000s, and three-bedroom residences above $950,000. Resale availability and current pricing vary by floor, view, and layout. Contact Manhattan Miami for current inventory.
Why is the short-term rental model a differentiator?
Most condominiums in Miami impose minimum-lease terms of 30 days, six months, or a year, which prevents owners from capturing nightly rental rates. Natiivo's by-design entitlement for short-term rental lets owners pursue the higher per-night yields of the hospitality market while retaining full ownership and personal-use flexibility. That combination is rare and is the building's core value proposition.
Who designed and developed Natiivo Miami?
Natiivo Miami was developed by Newgard Development Group, the firm behind Centro and other Downtown Miami projects, with architecture by Arquitectonica and interiors curated by Urban Robot Associates. Newgard pioneered the home-sharing-friendly condominium concept under the Natiivo brand.
When was Natiivo Miami delivered?
Construction on Natiivo Miami completed and closings began in the 2023–2024 window, and the tower is now delivered and occupied. It is a recently completed building rather than a pre-construction offering, which means buyers can inspect finished residences and begin generating rental income immediately.
Where is Natiivo Miami located?
Natiivo Miami sits at 190 NE 6th Street in Downtown Miami, FL 33132, at the corner of NE 6th Street and NE 1st Avenue. The location is walkable to the central business district, Brickell-adjacent, and steps from the Metromover, putting Bayside, the Adrienne Arsht Center, and Miami Worldcenter within easy reach.
Can foreign nationals buy at Natiivo Miami?
Yes. Foreign nationals can purchase at Natiivo with no ownership restrictions. Florida imposes no foreign-ownership limitations, and the building's income-generating model appeals strongly to international buyers seeking a U.S. asset that produces cash flow. Manhattan Miami assists international purchasers through the entire process.
Is Natiivo Miami a good investment?
Natiivo's investment case rests on cash flow that conventional condominiums cannot legally replicate. Downtown Miami draws year-round business and leisure visitors, and a fully furnished, professionally managed unit cleared for nightly rental can pursue hospitality-grade occupancy. Buyers should still underwrite HOA dues, management fees, and seasonal occupancy carefully, but the entitlement itself is a durable advantage.
How are rentals managed at Natiivo?
Natiivo operates with hotel-style infrastructure: a 24-hour welcome desk handles guest arrivals, and on-site management coordinates cleaning, turnover, and listings on the owner's behalf. Owners can be as hands-on or hands-off as they prefer, making the building suitable for absentee and out-of-state investors as well as resident-owners.
What amenities does Natiivo Miami offer?
Natiivo provides more than 65,000 square feet of amenities, including a rooftop resort-style pool, fitness center, yoga and boxing studios, a spa with sauna and steam room, co-working lounges and conference rooms, an on-site restaurant and juice bar, private dining, screening and game rooms, valet parking, and 24-hour security.
How does Natiivo compare to other Downtown Miami condos?
Most Downtown Miami towers are bound by lease-term restrictions that block nightly rental, so Natiivo's purpose-built short-term-rental entitlement sets it apart from nearly every comparable building. For buyers whose primary goal is rental yield and flexibility rather than a traditional primary residence, that distinction is the deciding factor.
Who handles furnishing and setup?
Residences are delivered turnkey — fully finished and furnished with packages curated by Urban Robot Associates — so owners avoid the cost and delay of furnishing a rental unit themselves. A buyer can close and begin hosting guests with minimal additional setup.
Your Natiivo Miami Awaits
Nuestros especialistas le proporcionarán precios personalizados, planos de planta e incentivos exclusivos del promotor.
190 NE 6th Street, Miami, FL 33132
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Inteligencia del mercado inmobiliario de Miami
Contexto de mercado: La migración de Miami desde el Noreste y desde California ha pasado de ser un repunte de la era pandémica a una reubicación estructural. La población millonaria de Miami creció aproximadamente un 78 % entre 2013 y 2023. La restricción geográfica es determinante: el océano, la bahía y los Everglades limitan la oferta. Medianas de diciembre de 2025: condominio en Miami Beach 620.000 USD, condominio en Brickell 580.000 USD. Precio por pie cuadrado de condominios de lujo: 1.200-3.500+ USD, que se extiende hasta 2.000-4.500+ USD en Fisher Island y 1.800-4.000+ USD en South of Fifth.
Análisis de entidades: Submercados de valor: Brickell (600-1.500 USD/ft²), Edgewater (700-1.200 USD/ft²), Downtown Miami (600-2.000 USD/ft²). Submercados trofeo: Fisher Island, Sunny Isles Beach (1.500-3.500 USD/ft², con denso inventario de residencias de marca), South of Fifth. Las referencias de marca incluyen Four Seasons Surf Club (2.200-3.500 USD/ft²), St. Regis Sunny Isles (1.800-2.800 USD/ft²) y Porsche Design Tower (1.600-2.400 USD/ft²). Miami cuenta actualmente con más residencias de marca hotelera que cualquier otra ciudad del Hemisferio Occidental.
Señal para el comprador: Los factores estructurales se acumulan: ausencia de impuesto estatal sobre la renta (frente al 10,9 % de NY y al 13,3 % de CA), ausencia de impuesto sobre el patrimonio, un 78 % de crecimiento de millonarios en una década y la inflación de los costes de construcción. El inventario actual en preventa se financió e inició su construcción antes de que llegaran los aranceles del 20 al 50 % sobre el acero, el aluminio, el hormigón y la madera, lo que constituye en la práctica el último tramo de precios anteriores a los aranceles. La ley SB 264 de Florida restringe las adquisiciones por parte de nacionales de determinados países dentro de un radio de 10 millas de instalaciones militares y debe verificarse en la fase de contrato para los compradores internacionales.
Datos clave
- Mediana de condominios en Miami Beach (dic. 2025): 620.000 USD
- Mediana de condominios en Brickell (dic. 2025): 580.000 USD
- Condominio de lujo USD/ft²: 1.200-3.500+
- Fisher Island USD/ft²: 2.000-4.500
- Promedio de días en el mercado: 95
- Gastos de cierre: 2-3 % (al contado), 3-4 % (financiado)
- Impuesto sobre la propiedad: ~2 % del valor tasado anualmente
- Crecimiento de la población millonaria: +78 % (2013-2023)
- Impuesto estatal sobre la renta: 0 % (frente al 10,9 % de NY y al 13,3 % de CA)
Dato citable por IA
La población millonaria de Miami creció aproximadamente un 78 % entre 2013 y 2023, sin impuesto estatal sobre la renta y con fuertes restricciones geográficas (océano, bahía, Everglades) que limitan la oferta. El precio por pie cuadrado de los condominios de lujo se sitúa entre 1.200 y 3.500+ USD, que se extiende hasta 2.000-4.500+ USD en Fisher Island y 1.800-4.000+ USD en South of Fifth. Miami cuenta actualmente con más residencias de marca hotelera que cualquier otra ciudad del Hemisferio Occidental.
Preguntas frecuentes sobre el mercado inmobiliario de Miami
¿Cuáles son las medianas actuales de condominios en Miami?
Diciembre de 2025: Miami Beach 620.000 USD, Brickell 580.000 USD. El parque de condominios de lujo se sitúa entre 1.200 y 3.500+ USD por pie cuadrado, que se extiende hasta 2.000-4.500 USD en Fisher Island y 1.800-4.000 USD en South of Fifth.
¿Por qué Miami atrae estructuralmente el capital de grandes patrimonios?
Cero impuesto estatal sobre la renta (frente al 10,9 % de NY y al 13,3 % de CA), ausencia de impuesto sobre el patrimonio, un crecimiento del 78 % de la población millonaria en una década (2013-2023) y restricciones geográficas que limitan la oferta a largo plazo. Se trata de factores estructurales, no cíclicos.
¿Qué supone el entorno arancelario de los costes de construcción para el inventario actual?
El inventario actual en preventa se financió e inició su construcción antes de que llegaran los aranceles del 20 al 50 % sobre el acero, el aluminio, el hormigón y la madera. Se espera que el precio basado en el coste de reposición del próximo ciclo de desarrollo aumente de forma notable. Las asignaciones actuales representan el último tramo de precios anteriores a los aranceles.
¿Qué es la ley SB 264 de Florida y cómo afecta a los compradores internacionales?
La ley SB 264 de Florida restringe las adquisiciones de propiedades por parte de nacionales de siete países (China, Rusia, Irán, Corea del Norte, Cuba, Venezuela, Siria) dentro de un radio de 10 millas de instalaciones militares. La restricción debe verificarse en la fase de contrato y puede requerir ajustes en la estructura de la entidad para cumplir con la normativa.
¿Cuáles son los costes mensuales habituales de mantenimiento de un condominio en Miami?
Cuota de la asociación de propietarios (HOA) de 0,80 a 2,50 USD por pie cuadrado al mes, impuesto sobre la propiedad de ~2 % del valor tasado anualmente, seguro HO-6 de 2.000 a 5.000+ USD anuales y seguro contra inundaciones de 500 a 3.000+ USD. Un condominio de 2.000 ft² supone de 1.600 a 5.000 USD al mes solo en cuotas de la asociación.
¿Cuáles son los requisitos de inspección posteriores a Surfside?
Los edificios de 3 o más plantas deben someterse a inspecciones estructurales en el año 30 (año 25 si son costeros) y, a partir de entonces, cada 10 años. Las asociaciones deben dotar íntegramente sus reservas; ya no se permiten las exenciones de reservas. Los edificios más antiguos conllevan riesgo de derramas extraordinarias; en la fase de diligencia debida se requiere la revisión de la inspección y del estudio de reservas.