# Sixth & Rio Las Olas: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/sixth-rio-fll
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-04
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

## The bet

Sixth & Rio is a 94-residence, eight-storey condominium on the New River by OceanLand Investments, and the number that decides it is $1,291: the median ask per foot of its four MLS units, against $722 to $767 for 33301 condominiums built since 2018 and closed this past year. You pay a clear premium for brand-new riverfront, and you carry for weeks rather than years if the November 2026 delivery holds.

## Absorption and timing

How many homes close each year in this building's price band and postcode, against how many it is about to deliver. No brochure answers this, and it governs both the resale and the developer's willingness to discount.

Units delivering 94 all at once, to the same buyer pool

Closings per year 217 trailing 12 months, 33301, same band

Years of supply 0.4 this building alone

Band closes at $577/sf median of real closings, not asks

| Band, 33301 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $700,000 – $1.5M | 113 | $1,025,000 | $577 |
| $1.5M – $3.5M | 104 | $2,200,000 | $774 |

**A small building in a deep market**

33301 closed 217 homes between $700,000 and $3.5M in the trailing year, so 94 residences are 0.4 years of supply. Absorption is not the risk here. Read the band carefully: only 78 of those 217 closings are condominiums, the rest are houses and townhouses. OceanLand publishes no sold percentage. It reported 30 percent presold in May 2023 and in June 2026 said a limited number remain. The four units on the MLS have all been listed since mid-2025, which tells you the last units are not selling themselves.

## The market it lands in

Everything for sale in 33301 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 359 homes listed across 33301

Sold, trailing year 447 recorded closings, every price

Months of supply 9.6 under 6 favours sellers, over 12 favours buyers

Asking vs sold $771/sf asked, against $543/sf actually paid

How to read the gap

Asking is an opinion, sold is a fact, and months of supply is your leverage. Do not compare this building to the postcode median, which mixes in stock built decades ago: the comparison that counts is the band below.

## What recent deliveries resell for

The only read-across that means anything here: condominiums in 33301 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,110/sf median of 5 closings in 2024

Movement since — across recently delivered buildings

This building asks $1,077/sf entry residences

Entry vs new stock -3% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 5 | $1,110 |
| 2025 | 2 | withheld, 2 sales |

Why a year can show no figure

Under 5 transactions a median is noise, so it is withheld. Recently delivered buildings are thin by nature, which is itself worth knowing before counting on a quick resale.

## The basis

What it asks per foot against what its band actually closes at. Comparing one preconstruction ask to another tells you nothing: both are price lists.

Asking

$1,077–$1,394/sf

$799,000 – $3.2M on the MLS today (Bridge, 4 Nov 2026) · developer range $900,000 – $3.5M, 930 – 2,300 sf (June 2026)

Band closes at $577/sf $700,000 – $1.5M, trailing 12 months

Listed here today 4 median $1,291/sf

**New on the river, 40 to 90 percent over newer resales**

The four asks run $1,077 (one-bedroom), $1,275 (two-bedroom), $1,308 (townhouse) and $1,394 (four-bedroom) a foot. Condominiums built since 2018 closed at $767 under $1.5M, on only 4 sales, and at $722 from $1.5M to $3.5M, on 8. 100 Las Olas (2020) closed 9 times this past year at $666 to $969. The $1,110 new-stock card above is five 2024 closings at Casa Murano and ONE24, residences of 2,285 sf and more, so it flatters the comparison. One size needs checking: the MLS shows a 742 sf one-bedroom at $799,000, while the developer starts at 930 sf and $900,000.

## On the MLS today

4 listings in this building are Active right now, pulled 2026-11-04. Leases are excluded: a monthly rent sitting in the price column wrecks any comparison. This is what a buyer can actually transact on today, as opposed to what a price list says.

| Unit | Bd/Ba | Interior | Asking | $/sf | HOA / mo | Days |
|---|---|---|---|---|---|---|
| [314](https://bluebaybrokers.com/listing?mls=A11859135) | 1/1 | 742 sf | $799,000 | $1,077 | $850 | 361 |
| [611](https://bluebaybrokers.com/listing?mls=A11832572) | 2/2 | 1,133 sf | $1,445,000 | $1,275 | $1,350 | 358 |
| [TH1](https://bluebaybrokers.com/listing?mls=A11859085) | 3/3 | 1,759 sf | $2,300,000 | $1,308 | $1,960 | 361 |
| [403](https://bluebaybrokers.com/listing?mls=A11859670) | 4/3 | 2,296 sf | $3,200,000 | $1,394 | $2,660 | 360 |

How to read this table

On new construction the MLS area is routinely the total rather than the interior, and it runs larger than the County's recorded figure, by 10 to 30 percent on the units already tested in this pipeline. Treat the $/sf column as the seller's own arithmetic and re-divide by the recorded area before comparing it with anything delivered.

## Photographs

The 18 photographs carried on MLS listing A11859670 at this address. On a building still under construction these are the developer's renders and the sales-gallery material, not the finished product.

**Photographs** © SEFMLS, displayed from the MLS under the same licence that permits display of the listing itself. Renders are the developer's own and are subject to change.

## What the deposit costs to hold

A preconstruction deposit is committed years before you hold a deed, earning nothing. That carry is a real cost of the trade and it is never in the pitch. Modelled on $1,445,000 at 4.5% simple, 1 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $144,500 | $144,500 | 1 mo | −$542 |
| At groundbreaking (passed, due at signing) | 10% | $144,500 | $289,000 | 1 mo | −$542 |
| At top-off (passed, due at signing) | 10% | $144,500 | $433,500 | 1 mo | −$542 |
| At closing | 70% | $1,011,500 | $1,445,000 | 0 mo | −$0 |
| Committed before closing |  |  | $1,445,000 |  | −$1,626 |

Why this line matters more than the yield

Nothing is rented and nothing is owned meanwhile, so the whole return has to come from the gap between contract price and the market at delivery. That carry, about $1,626, is the hurdle before you break even, and deposits are generally non-refundable, so a delivery that slips extends it without your consent.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 742 sf.

| HOA at $1.15/sf/month | −$10,240 |
|---|---|
| Property tax at 2.02% of $1,445,000 | −$29,189 |
| Insurance (HO-6), $3.60/sf | −$2,671 |
| Annual carry, before any income | −$42,100 |

**About $1,600 to carry, and three-month rentals**

OceanLand has published no deposit schedule and third-party pages conflict, so the table uses the Miami standard 10/10/10/70, assumed. A buyer signing now likely puts 30 percent down and closes within weeks: on the $1,445,000 two-bedroom that is about $1,600 at 4.5 percent for one month. If delivery slips, it grows. The developer's release permits rentals with a three-month minimum lease, useful for seasonal tenants but not nightly income. Read the recorded declaration, including any cap on leases per year. MLS association fees work out near $1.15 a foot a month.

## Delivery risk

| Construction financing | $96M construction loan package, November 2024: $60M from Southern Realty Trust, a Tannenbaum fund, and $36M syndicated by Sunrise Realty Trust and Invictus Real Estate. |
|---|---|
| Presold | Not disclosed |
| Delivery | November 2026, per the developer's June 2026 release. The target was the first quarter of 2025 at groundbreaking in May 2023. No certificate of occupancy found as of 4 November 2026. |
| Developer | OceanLand Investments (Jean Francois Roy), a Fort Lauderdale family developer. Built by Stiles Construction, designed by FSMY Architects + Planners. |
| Rental policy | Minimum three-month lease term, per the developer's June 2026 release; recorded declaration language to be read |

## Recommendation

BlueBay Brokers · Sixth & Rio Las Olas

### Buy it for the river, negotiate the premium

Completion risk is low: a $96M loan closed in November 2024, the structure is up and the developer gives November 2026. Ask for two things the public record does not show: the certificate of occupancy date and the share of units sold.

At $1,077 to $1,394 a foot the asks sit far above what newer 33301 condominiums close at. Buy it as a home or a seasonal rental, price it against 100 Las Olas, and use the unsold units at delivery as your leverage.

## Want the rest of it?

I am Steve Gabison, a Florida broker, licence BK3411036. I wrote this page. New developments are Carolina Peña's desk at BlueBay Brokers, broker, licence BK3288753: she will send you what is behind it, in English or Spanish.

#### The full file

This page is the public read. The file adds the unit-level price list and what is actually left, the developer's land basis and what it says about room on price, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

Developers in this pipeline pay a cooperating broker, so having me represent you costs nothing on top of the price. I negotiate the deposit schedule, the credits and the co-broke, with the recorded comps to argue from.

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- [Viceroy Residences Fort Lauderdale, Fort Lauderdale, Delivering 2029](https://bluebaybrokers.com/buildings/viceroy-fll)
- [All the new-development studies](https://bluebaybrokers.com/new-developments)
- [Developer price vs resale on six delivered Miami condos](https://bluebaybrokers.com/developer-price-vs-resale-miami)
- [What a preconstruction deposit costs to hold](https://bluebaybrokers.com/preconstruction-deposit-carry-miami)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [The Real Deal, OceanLand scores $96M construction loan for Sixth&Rio (Nov 2024)](https://therealdeal.com/miami/2024/11/05/oceanland-scores-96m-construction-loan-for-sixthrio)
- [Commercial Observer, OceanLand Investments secures $96M to build luxe condos in Fort Lauderdale (Nov 2024)](https://commercialobserver.com/2024/11/oceanland-investments-sixth-rio-fort-lauderdale)
- [Florida YIMBY, Construction progresses on Sixth&Rio (Oct 2025)](https://floridayimby.com/2025/10/construction-progresses-on-sixthrio-at-501-se-6th-avenue-in-fort-lauderdale.html)
- [Florida YIMBY, OceanLand breaks ground on Sixth&Rio, 30% presold (May 2023)](https://floridayimby.com/2023/05/oceanland-investments-breaks-ground-on-sixthrio-in-downtown-fort-lauderdale.html)
- [Developer release via National Law Review, delivery November 2026 and rental terms (June 2026)](https://natlawreview.com/press-releases/fort-lauderdales-most-anticipated-new-construction-condo-delivers-november)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-11-04. Deemed reliable, not guaranteed.

**Developer data.** Unit counts, sizes, pricing and delivery dates are the developer's own and are not verified by BlueBay Brokers LLC, which does not represent the developers named here and receives no compensation from them.

**Not investment advice.** A scenario built from stated assumptions. Deposit carry uses simple interest and ignores tax. The recorded condominium documents govern every legal question raised here. Consult your own tax and legal advisers.

**Rental policy** as published by the developer and routinely amended before closing.