Sixth&Rio
Condos for Sale in Fort Lauderdale, FL
All 2,503 homes for sale in Fort Lauderdale, FL · median $725,000 · 1,336 condos for sale in Fort Lauderdale · 376 homes for sale in 33301 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of November 2026, Sixth&Rio in Fort Lauderdale, FL has 4 homes for sale, asking from $799,000 to $3,200,000 (median $1,872,500). Homes listed or recently sold were built 2026–2026 with 4 new construction; 4 of 4 report an HOA (median $1,655/mo); 4 of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft).
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Broward County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Broward County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Sixth&Rio Market Scorecard
Sixth&Rio is currently a buyer-leaning market (limited data). Limited supply, a median asking price of $1,872,500, and homes go under contract in about 454.0 days.
Typical home value in the 33301 ZIP is $864,211, about 45.4% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Sixth&Rio
Live MLS inventory for Sixth&Rio. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Sixth&Rio listings as of 2026-11-11, priced high to low. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Tap any home to ask about it.
Sixth&Rio is a small, amenity-heavy condo community in Fort Lauderdale, and with just four active listings, pricing here is driven far more by individual unit condition, floor, and finish level than by any broad market trend. The full-service amenity package — heated pool, fitness center, spa, clubhouse, secured garage, elevator access — anchors the HOA cost structure, and that monthly carrying cost is a bigger lever on affordability than the sticker price alone.
With inventory this thin, there is no reliable 'market rate' to triangulate from; a single renovated unit or a single dated one can swing the read significantly. Buyers should treat every listing as its own negotiation and lean on comparable sales rather than the handful of active numbers. Sellers have the advantage of scarcity, but only if the unit shows well — in a four-listing field, condition is the whole story.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Sixth&Rio is a secured, elevator-served condo building in Fort Lauderdale built around a resort-style amenity set rather than square footage. The appeal here is lock-and-leave convenience and shared facilities, not sprawl.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Sixth&Rio. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Beaches MLS listings in Sixth&Rio; content deemed reliable but not guaranteed.
Who Sixth&Rio is best for.
Best for
- Buying for low-maintenance, lock-and-leave ownership with on-site management
- Buyers who want resort-style shared amenities without maintaining them personally
- Buying a secured, elevator-served unit with covered garage parking
Probably not for
- Needing private outdoor space, a yard, or a detached home
- Looking to minimize monthly carrying costs and avoid HOA dues
- Wanting a wide field of inventory to compare before committing
The market around Sixth&Rio
Sixth&Rio is too small for its own price trend, so here is the market around it.
Across Broward County, 14,245 homes are active and 3,312 pending (19% under contract).
ZIP and county figures describe the wider market, not Sixth&Rio specifically. Momentum Research analysis of MLS records.
Sixth&Rio on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Beaches MLS. Map data © OpenStreetMap contributors.
Life at Sixth&Rio
- Billiard Room · reported on 4 of 4 listings
- Clubhouse · reported on 4 of 4 listings
- Maintenance · reported on 4 of 4 listings
- Secured Garage/Parking · reported on 4 of 4 listings
- Elevator Secure · reported on 4 of 4 listings
- Management · reported on 3 of 4 listings
- Business Center · reported on 3 of 4 listings
- Heated Pool · reported on 3 of 4 listings
- Fitness Center · reported on 3 of 4 listings
- Cabana · reported on 2 of 4 listings
- Spa/Hot Tub · reported on 2 of 4 listings
- Pool · reported on 1 of 4 listings
Community amenities as reported across Beaches MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Croissant Park · Elementary
- New River · Middle
- Stranahan · High
Zoned schools reflect the assignments reported on recent Sixth&Rio listings and can change; always confirm with Broward County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Sixth&Rio address.
Shop the zone: Homes zoned for Stranahan High School
Recent Developments in Sixth Rio
Development, infrastructure, retail, and school activity affecting Sixth Rio, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
We Care Hospitality plans Ivy's riverfront restaurant at 500 E. Las Olas Blvd, targeting early 2027
We Care Hospitality, the group behind GG's Waterfront and Le Tub, announced Ivy's, a waterfront restaurant next to the historic Stranahan House on the New River. It is aiming to open in the first quarter of 2027 with a raw bar, seafood and pasta menu, plus outdoor dining and a bar over the river.
What it may mean for the marketThe opening would add a destination dining option to the Las Olas riverfront, increasing walkable evening dining choices and foot traffic in downtown Fort Lauderdale. The site is less than a mile west of Sixth Rio.
Source: What Now Miami - September 2026Development
Two-tower Rio Vista Residences proposed at 633 S Federal Highway, Fort Lauderdale
A joint venture of Cain and Kushner proposes 440 residences in towers of 28 and 22 stories joined by a nine-story podium, with the site under contract from Oko Group. Palma Architecture is the architect. No start or completion dates have been published.
What it may mean for the marketIf built, the project would add residential inventory near the Federal Highway corridor and the New River district. The site is less than a mile southwest of Sixth Rio.
Source: Florida YIMBY - August 2026Development
Two-tower Ombelle Fort Lauderdale starts construction at 300 NE 3rd Avenue
Sky Equity Group is building two 44-story towers with 754 residences on a two-acre downtown site it bought for $27 million in 2021. The developer plans to spend more than $50 million and is acting as general contractor, with ODA Architecture as architect. Completion is slated for 2028.
What it may mean for the marketThe project would add several hundred downtown residences within walking distance of offices, dining and transit. The site is less than a mile west of Sixth Rio.
Source: Florida YIMBY - July 2026Development
$54 Million Pre-Construction Loan Secured for ODA-Designed Skyscrapers in Fort Lauderdale
Dependable Equities secured a 54 million dollar pre-construction loan from CDK Capital for two ODA-designed towers south of the New River near Las Olas Boulevard, at 101 Southeast 7th Street and 633 Southeast 3rd Avenue. The towers would rise about 557 and 563 feet with roughly 1,460 condominium and multifamily residences and about 14,000 square feet of ground-floor commercial space. Construction is anticipated to begin in early 2028.
What it may mean for the marketPositions two high-rise residential towers and ground-floor commercial space for the downtown Fort Lauderdale market south of the New River. The site is less than a mile west of Sixth Rio.
Source: Florida YIMBY - May 2026Development
Tavistock Development to Expand Pier Sixty-Six
Tavistock Development is advancing an eight-acre second phase of Pier Sixty-Six along Southeast 17th Street, with four mixed-use buildings each rising about 270 feet and 339 residential units. Plans include roughly 185,600 square feet of commercial space with retail, restaurant, grocery and office uses, a waterfront promenade and expanded marina facilities. The project is expected to enter the city development review process in the coming months.
What it may mean for the marketExpands a waterfront mixed-use district with new housing, retail and marina infrastructure along the 17th Street corridor. The site is about 1 mile southeast of Sixth Rio.
Source: The Real Deal - May 2026Development
Fort Lauderdale Advances Opus at 701 Condominium Development
The Fort Lauderdale City Commission voted unanimously to approve Opus at 701, a 13-story, 54-unit waterfront condominium at 632 and 701 Bayshore Drive. The site plan replaces the former Manhattan Tower hotel and a 56-year-old apartment building on a 0.78-acre parcel. The project includes 114 parking spaces and amenities such as a fitness center, spa and waterfront pool.
What it may mean for the marketRedevelops an older hotel and apartment parcel into a new waterfront condominium supply in the Fort Lauderdale beach area. The site is about 2 miles northeast of Sixth Rio.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Sixth&Rio buying strategy.
If we were buying in Sixth&Rio today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Sixth&Rio.
A managed building, not a scattered subdivision
The amenity list reads like a full-service building: billiard room, business center, clubhouse, fitness center, heated pool, spa/hot tub, cabana, and secured garage parking with elevator access. On-site management and maintenance are part of the package, which is what you are buying as much as the unit itself. These features are reported across the community's MLS listings — confirm current access and any usage rules directly with the HOA before you write an offer.
Because so much of the value is bundled into shared facilities and services, your due diligence should center on the association: reserves, assessment history, and what the monthly dues actually cover. In a building like this, the HOA financials matter as much as the floor plan. Four active listings is a narrow window, so if a unit with the right exposure and layout appears, move deliberately — replacements don't surface on a schedule.
The location and the amenities are priced into every listing in Sixth&Rio. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a four-listing building, the deal lives in the details — the HOA health, the assessment record, how one unit's finishes compare to the last sale. We read association documents closely, pull real comparables instead of guessing off the active list, and tell you plainly when a unit's condition doesn't justify its ask. That candor is worth more than cheerleading in a market this thin.
Sixth&Rio in 15 seconds.
Tools for a Sixth&Rio buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Sixth&Rio sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sixth&Rio, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sixth&Rio home worth?
Get a no-obligation home value based on real comparable sales in Sixth&Rio, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Sixth&Rio?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: November 11, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-08-10 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. A Momentum agent can price yours against live local comps.
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See how Sixth&Rio fits the bigger picture — live prices, inventory, and Momentum Scores:
What it really costs to own in Sixth&Rio
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $37,500/yr across 4 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $1,655/month across 4 MLS listings (most billed monthly; 2026-11-12). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Broward County is $1,561/yr (35,154 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2026 across 4 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Estimated carrying cost at the median asking price, before the mortgage: about $4,910/month (tax $3,125, HOA $1,655, insurance $130). An estimate from the sources above, not a quote.
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Ask an agent about Sixth&Rio Condos for Sale
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