Sixth and Rio

Is Sixth&Rio built? No — but it is well past pre-construction

So the honest summary is: the building is up, it is being fitted out, and its delivery has already moved once — from the first quarter of 2025 to some point in 2026. ⚠️ Nothing in the trade record has reported on it since 2 October 2025, which is eleven months ago. That is an absence of coverage, not evidence of trouble — but if a delivery date matters to you, it is not a date you should take from any website, including this one.

What Sixth&Rio actually is

Why the county has nothing on this building

Broward County records one parcel at this address — folio 504210500170, 34,518 square feet, classified vacant commercial, with no year built and $0 of building value, owned by a single-purpose company of the developer’s. There is no condominium declaration on the roll and not one unit folio.

⭐ That absence was tested, not assumed. The county query was run twice at different page sizes to guard against a silent truncation, and a control query against a known Broward condominium returned two hundred unit folios through exactly the same code path. Unit folios would appear here if they existed. They do not.

⚠️ And this is where a page has to be careful, because the obvious inference is wrong. Zero recorded sales does not mean nothing has sold. Buyers contract and close against a declaration recorded with the Clerk of Court, which the Property Appraiser does not convert into unit folios until well after delivery. The last reported figure was 25% pre-sold, in February 2024.

What it does mean is concrete and worth saying plainly: there is no assessed value, no recorded sale and no comparable of any kind inside this building. Any price per square foot you are quoted for Sixth&Rio came from a listing service or the sales office.

⚠️ One further limit, and it applies to every Broward building on this website. The check we run on Miami-Dade condominiums — reconciling the undivided common-element shares across a declaration to prove a unit count is complete — cannot be run in Broward at all, because that roll does not publish those percentages. So the figure of 94 residences is the developer’s, reported consistently by four trade articles, and it is not county-verified. We are not going to imply that it is. One Florida YIMBY piece says 100; every other source says 94.

The land: a condominium terminated, and a rate that went up eighteen-fold

None of this is on the page today, and it is the most interesting thing about the site.

The parcel carried Edgewater House Condominium — three storeys, 30 units, built 1980. In June 2021 the developer bought it out for $11,300,000, and the termination of condominium was recorded six weeks later. By the January 2022 assessment date the county had already reclassified the site as vacant.

⚠️ That $11.3 million is not a comparable, and the county says so itself: the deed is flagged a disqualified sale. It bought out thirty owners and an association at once. The trade press reports it flatly as an acquisition price; the public record declines to treat it as a market transaction, and so do we.

⭐⭐ Read the first two rows together. While the 1980 building stood, the county valued the land under it at $12.25 a square foot — a residual, because the value was in the building. The moment the building came off, the same dirt was re-rated as development land at $145.00: an eighteen-fold jump. It has since risen a further 55.2%. Just value is up 86.9% since 2021, and nothing has been built.

⚠️ But do not read $7,766,550 as a valuation of Sixth&Rio. The $225.00 is a flat district rate: four separate downtown parcels carry exactly that figure, across lots from 5,650 to 65,268 square feet. Elsewhere in the same postcode it falls away fast — $145.00, $100.00, $80.00 — and south of the river on the same avenue it runs $15 to $50. It is a zone rate times a lot size, not an appraisal.

⭐ One small thing worth knowing if you have ever wondered how Florida’s assessment cap works. This parcel is a clean illustration. Its assessed value rises at exactly 10% a year — the non-homestead cap — while its market value rises faster, so assessed now sits 5.65% below just value. The school board levies on the uncapped figure. On a parcel like this the gap is small; on a long-held property it becomes the whole story, and it is why a new owner’s tax bill is so often a shock.

What we removed from this page, and why

A rebuild is only honest if it says what came off. Five things were on this page and are not any more:

• “A ground level flagship luxury indoor/outdoor bar, lounge, and restaurant.” That was the superseded 2021 AVIVA scheme’s 7,969 square feet of ground-floor commercial. No current source describes a public restaurant or bar here.
• A design credit to “AM Studio”. Uncorroborated by any trade outlet or by the developer. FSMY Architects + Planners is the architect every source names.
• An interiors credit to Steven G. Uncorroborated. No source names an interior designer for this building at all.
• A spa and an onsite concierge desk. Neither appears in any current amenity description.
• “One bedroom to three bedrooms.” It is one to four.

None of those were replaced with a better guess. They were removed. What is corroborated stays: a rooftop sky terrace with pool and cabanas, a fitness centre, a resident club room with a coffee, tea and wine parlour, outdoor lounge and dining, and the Riverwalk and Smoker Family Park at the door.

Who this suits, and who it does not

It suits a buyer who wants downtown Fort Lauderdale at a genuinely boutique scale. Ninety-four homes on eight floors, on the river, beside a park and the Riverwalk, is a different proposition from the towers going up around it — and for-sale condominiums in this part of downtown are, as Florida YIMBY puts it, one of the few.

It suits a buyer who is comfortable being early. The structure is finished and the glass is going on. Someone buying now is buying with far more certainty than the people who contracted in 2023 — and, presumably, at a later price.

It suits badly a buyer who needs evidence of value. There is no declaration, no folio, no assessed value and no recorded sale here. Every number about this building comes from the people selling it, and the most recent published price range is from November 2024.

It suits badly a buyer who was told this is pre-construction. It is not, and the distinction matters: pre-construction pricing and pre-construction deposit structures belong to a stage this project left in 2023.

And it suits badly anyone working to a fixed date. Completion was targeted for the first quarter of 2025 and is now stated as 2026, with no month. Nothing independent has observed the site since October 2025.

Five things to establish in writing before you commit:

• Whether the declaration of condominium has been recorded, and when closings can legally occur.
• A current delivery date with a remedy attached — not an estimate.
• The current price list and the current sold percentage, both dated. What is published is from 2024.
• The leasing article of the declaration. A three-month minimum was reported at groundbreaking; only the recorded document binds.
• The budget and reserve schedule, and what the amenity deck costs 94 owners to run.

Interested in buying at Sixth&Rio in Fort Lauderdale?

Sixth&Rio has been under construction since 11 May 2023 — its structure was fully formed and glazing had begun by October 2025 — with delivery stated by the developer as 2026. Talk to Josh Stein about what is actually available, and about the questions on this page that the public record cannot yet answer.

FIND ME THE BEST DEAL

Sixth and Rio Amenities

Resort-style amenities unlike any boutique condominium, Sixth&Rio offers a sky terrace with infinity pool and private cabanas, a spacious, modern fitness center, a resident club room and coffee, tea, and wine parlor , and tropical outdoor lounge and dining spaces; all adjacent to Smoker Family Park and Riverwalk for a true urban meets oasis lifestyle.

https://youtu.be/6ZFw-Qd0nxM

Sixth&Rio in Fort Lauderdale — prices, and how old they are

This section used to say only that the condominiums “start in the $900’s”, with no ceiling and no date. Here is the reported range with its dates attached, because the age of a price is part of the price:

⚠️ The most recent published range is nearly two years old, and there is no county record of a single sale at this address to test it against. Treat every figure here as a developer-reported asking price of a stated date, not a current price.