Sixth and Rio

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

In short: the building is under construction, and its stated completion has moved — from the end of 2024 (the developer’s launch release, posted 13 April 2023) to the first quarter of 2025 (Florida YIMBY, 11 May 2023) to 2026 (The Real Deal, 13 February 2024), which the developer’s 16 June 2026 release narrows to November. ⚠️ The most recent independent report on the site that I have found is Florida YIMBY’s of 2 October 2025, and I have not found a source that says the schedule has changed since. A delivery date is the developer’s statement; the date that binds you is the one in your purchase contract and the recorded declaration.

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 re-run on 24 September 2026, 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 sell-through figure I have found was 25% pre-sold, in February 2024; the developer’s release of 16 June 2026 says only that a limited number of residences remain available.

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, repeated by The Real Deal and Florida YIMBY, and it is not county-verified. We are not going to imply that it is. The developer’s April 2023 launch release and Florida YIMBY (11 May 2023) said 100 units; The Real Deal (2022 to 2024), Florida YIMBY (2024 and 2025), the developer’s site and its 2026 release say 94.

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

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: a nearly twelve-fold jump. It has since risen a further 55.2%. Just value is up 86.9% since 2021, and the roll still carries no building.

⚠️ 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 at 200 N Federal Hwy and $100.00 at 1207 E Broward Blvd — and from the 1000 block of SE 6th Avenue southward it runs $15 to $50 (county roll, 24 September 2026). 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 just value rose faster through 2025 and was flat in 2026, 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.

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, — Florida YIMBY called it on 11 May 2023 “one of the few for-sale condominium developments in the region”.

It suits a buyer who is comfortable buying before delivery. As of 2 October 2025 the structure was fully formed and glazing had begun (Florida YIMBY); the developer’s 16 June 2026 release says delivery is on track for November 2026 and that a limited number of residences remain available. What you would sign is a contract for a home that has not yet been delivered or deeded.

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 I found is the developer’s own, of 16 June 2026.

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 when ground was broken in May 2023.

And it suits badly anyone working to a fixed date. Completion was targeted for the first quarter of 2025 (Florida YIMBY, 11 May 2023) and is now stated by the developer as November 2026 (release of 16 June 2026). I have not found an independent report on the site after 2 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. The last sold percentage I have found is from February 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 May 2023 — its structure was fully formed and glazing had begun by 2 October 2025 (Florida YIMBY) — and the developer states delivery as November 2026 (release of 16 June 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

Per the developer’s website (read 24 September 2026) and its 16 June 2026 release, Sixth&Rio has a rooftop sky terrace with an infinity-edge pool, private cabanas, alfresco dining and lounges; a fitness center; a riverfront clubroom with wine bar and billiards; co-working suites and a private conference room; an owners’ speakeasy-style lounge; and 24/7 concierge service. It sits beside Smoker Family Park and the Riverwalk, with a Water Trolley dock steps away. The residences are specified with Sub-Zero and Wolf appliances and Italkraft cabinetry (developer’s residences page).

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

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

The price ranges I have found for Sixth&Rio, each with its date, because the age of a price is part of the price:

⚠️ The two most recent sources differ on the starting price — $900,000 in the developer’s 16 June 2026 release, “the $800,000’s” on its sales team’s undated project page — and I have not found a source that explains the difference. There is no county record of a single sale at this address to test either against. Treat every figure here as a developer-reported asking price of a stated date, not a current price.