Sixth and Rio vs Las Olas Grand vs Las Olas River House vs 100 Las Olas vs Andare: The Honest New River Condo Comparison
If you are seriously looking at waterfront condos in Fort Lauderdale right now, you are probably looking at the same three or four buildings everyone else is looking at. Las Olas Grand. Las Olas River House. 100 Las Olas. Maybe Andare if you have done your homework.
All of those buildings are legitimate. I am not going to sit here and tell you otherwise. But there is a fifth building in this conversation that most people have not heard of yet — and it is the only one delivering brand new construction in Q3 2026, right here on the New River, at a price point that starts under a million dollars.
That building is Sixth and Rio. And it deserves to be in the comparison.
I'm Joe Vairo — a 2x eXp ICON Agent, ranked the #3 real estate agent in Fort Lauderdale by Fort Lauderdale Magazine, and founder of the Vairo Group, ranked the #3 real estate team in Fort Lauderdale. I represent Sixth and Rio directly, and I am going to give you the most honest side-by-side breakdown of these five buildings available anywhere. Here is everything you need to know.
First, What Makes Sixth and Rio Different
Before getting into the comparisons, it is worth establishing what Sixth and Rio actually is — because it is genuinely different from every other building in this conversation in ways that matter.
Sixth and Rio is an eight-story boutique building with 94 total residences — four of which are ground-floor townhomes — located on the south side of the New River, directly across from downtown Fort Lauderdale and Las Olas on the north side, right next to Rio Vista. The position is specific and intentional: you have the full energy of Las Olas and the Riverwalk accessible across the bridge, while the south side of the river reads quieter, more residential, and immediately adjacent to one of Fort Lauderdale's most sought-after neighborhoods.
The developer is Oceanland Investments — a family-owned South Florida operation with over 30 years of waterfront development experience in this specific market. They built Aqua Blue, Aqua Luna, Aqua Vista, and the Ritz-Carlton Residences on Singer Island. These are not out-of-town developers parachuting into Fort Lauderdale. They live here. They have delivered here. That track record matters enormously in a pre-construction purchase decision.
The finishes are where Sixth and Rio separates itself most clearly from comparable price points. Custom Metallic Craft Italian cabinetry — the same cabinetry found in multi-million dollar homes throughout Fort Lauderdale and Miami Beach. Light oak and white quartz countertops. Sub-Zero and Wolf appliances with induction stovetops. Swiss Frank sinks. Porcelain tile walls and floors in bathrooms. Glass-enclosed showers. Delta and Brizo fixtures. Full-size Samsung washer and dryers in every unit. Nine to fourteen foot ceilings depending on floor and unit type.
This is not standard developer spec. It is a deliberate decision to build at a higher level — and it shows in every detail.
The Units and Pricing at Sixth and Rio
The range of floor plans at Sixth and Rio is one of its practical advantages over most of the competition:
One-bedroom units run just shy of 750 square feet starting around $1 million. One-bedroom-plus-den units at approximately 970 square feet are in roughly the same price range and represent what I consider the best value in the building. Two-bedroom units span 1,100 to just under 1,400 square feet starting in the low $1 millions. Three-bedroom units at approximately 1,800 square feet start in the mid to high $2 million range depending on floor and view. Four-bedroom units at 2,300-plus square feet come in at the high $2 million range. The three-bedroom townhomes at approximately 1,700 square feet start in the low $2 millions — and there are only four of them.
The HOA runs approximately $1.16 per square foot per month. On an 1,100-square-foot two-bedroom that is roughly $1,270 per month. On a three-bedroom at 1,782 square feet that is approximately $2,067 per month. For new construction at boutique scale with 24/7 concierge and security, that is extremely competitive relative to the market.
The deposit structure is 30% of contract price, breakable into installments, with 70% due at closing. The building is already approved for financing — meaning buyers can finance with conventional lending rather than being required to pay cash, which is a significant differentiator in the current new construction market.
Delivery: Q3 2026.
The Amenities: Why Boutique Scale Changes Everything
The rooftop on the eighth floor features an infinity-edge pool overlooking the New River and the downtown skyline — with partial ocean views on a clear day. Hot tub, private cabanas, alfresco dining, summer kitchen, and a sky-view bar round out the roof deck. In a 300-unit building that pool deck is crowded every weekend. In a 94-unit building it is your private oasis shared with 93 neighbors — most of whom will not be there on any given Saturday.
At the Riverwalk level, a breezeway connects directly to Smoker Family Park — currently being fully renovated — with three square miles of walking and jogging paths along the river. The fitness center faces the water. The Rio Room social lounge with indoor and outdoor seating faces the water. The coffee and wine lounge, co-working space with conference rooms, and double-height lobby all orient toward the New River. Everything at Sixth and Rio is pointed at the water — which is the right answer for a building at this address.
Within walking distance: 56 restaurants and bars, three Publix locations, the Broward Center for the Performing Arts, the NSU Art Museum, Eddie V's, Foxy Brown, Moxy's, Daniel's, El Camino, and the Brightline station for 30-minute trains to Miami or West Palm Beach.
Las Olas Grand: The Established Benchmark
Las Olas Grand is one of the most iconic addresses in downtown Fort Lauderdale — and it has earned that status over 21 years. Built in 2005, 39 stories, 213 units, directly on the New River off Las Olas Boulevard. The views from the upper floors — river, Intracoastal, ocean — are among the best in the city. The resale market has held its value consistently, with a median sold price running around $1.5 million. Units range from approximately 1,630 square feet to over 6,000 square feet, giving buyers genuine range within an established, full-service building at the heart of everything.
If you want a proven track record, an established building culture, and an iconic address in a full-service tower at the center of Fort Lauderdale's waterfront energy — Las Olas Grand belongs on your list.
Where Sixth and Rio becomes a different conversation: new construction finishes, boutique scale, direct park-level river access at the Riverwalk, and a building that has not been lived in for two decades. Two different products optimizing for two different buyer priorities.
Las Olas Grand: 39 stories, 213 units, built 2005, median sold ~$1.5M, established full-service tower. Sixth and Rio: 8 stories, 94 units, delivering Q3 2026, new construction Italian finishes, boutique scale.
Las Olas River House: The Landmark Value Play
Las Olas River House is a Fort Lauderdale landmark — the blue building on the New River that was the tallest in Fort Lauderdale for over a decade. Built in 2004, 42 stories, 287 units. The amenity package is genuinely impressive: a 60,000-square-foot pool deck, a 10,000-square-foot spa and fitness center, air-conditioned private cabanas, the Brasserie lounge. They built this building to make a statement and it still does. River views from the mid to upper floors are spectacular.
The median sold price runs approximately $1.2 to $1.3 million — making it one of the more competitive entry points into premium New River and Las Olas living for the price-sensitive buyer. For buyers who want to be in this corridor at a lower price point than Las Olas Grand or 100 Las Olas, River House delivers a strong product at a compelling number.
The comparison with Sixth and Rio comes down to era and scale. A resale unit in a 22-year-old, 287-unit tower versus new construction in a 94-unit boutique building. Neither is wrong — it depends entirely on whether new finishes and boutique scale justify the difference in product.
Las Olas River House: 42 stories, 287 units, built 2004, median sold ~$1.2-1.3M, landmark amenity package. Sixth and Rio: 8 stories, 94 units, delivering Q3 2026, new construction finishes, boutique residential feel.
100 Las Olas: The Premium Tower Benchmark
100 Las Olas is the newest major building in this market prior to Sixth and Rio — completed in 2020, 46 stories, 121 units, the tallest building in Broward County, voted best luxury condo in Fort Lauderdale. The architecture is striking. The views from the upper floors are among the most dramatic in all of South Florida. Having Eddie V's in the building is not a minor detail.
The median sold price runs approximately $1.95 to just under $2 million — reflecting both the product quality and the address premium of being directly on Las Olas Boulevard. Units range from approximately 1,500 to nearly 3,000 square feet with generous layouts throughout.
The living experience comparison is the most important distinction here. 100 Las Olas is a high-rise tower with a hotel component — the Hyatt Centric occupies floors 8 through 15, with condos beginning on floor 16. You are above the city, looking down at it, with a true tower lifestyle. Sixth and Rio is eight floors right on the river. You are not above the water — you are within it. Those two experiences appeal to fundamentally different buyers, and understanding which one you are is the core of this decision.
100 Las Olas: 46 stories, 121 units, completed 2020, median sold ~$1.95-2M, tallest in Broward, hotel component on lower floors. Sixth and Rio: 8 stories, 94 units, delivering Q3 2026, river-level living, no hotel component, boutique residential only.
Andare: The Most Similar Comparison
Andare is the most talked-about pre-construction project in Fort Lauderdale right now — and for good reason. Forty-six stories, 163 residences, designed by Pininfarina (the same firm behind Ferrari's design language), developed by the Related Group. Located on Las Olas — not directly on the water, but on the boulevard itself. Two pools, full spa with salt sauna, steam room and plunge pools, pickleball, Italian cabinetry, Sub-Zero and Wolf appliances, wraparound balconies. They went all in. Pre-construction pricing starts around $1.6 million. Delivery in 2027.
This is the most direct comparison to Sixth and Rio — both are new construction, both have Italian finishes, both specify Sub-Zero and Wolf. The differences come down to three things.
First, price: Sixth and Rio starts under $1 million. Andare starts at $1.6 million. Second, delivery: Sixth and Rio delivers Q3 2026. Andare delivers in 2027. Third, location and experience: Sixth and Rio is directly on the New River at park level with Riverwalk access. Andare is on Las Olas Boulevard a few blocks from the water — urban and boulevard-facing rather than river-facing.
If Andare is on your radar, Sixth and Rio absolutely should be too — and you should be comparing them side by side before making a decision.
Andare: 46 stories, 163 units, delivering 2027, starts ~$1.6M, Pininfarina design, Related Group, on Las Olas Boulevard. Sixth and Rio: 8 stories, 94 units, delivering Q3 2026, starts ~$1M, New River location, Oceanland Investments.
The Honest Summary: Which Building Is Right for You?
All five buildings in this comparison are legitimate. I would not be putting them side by side if they were not. But the honest framework for choosing between them is this:
If you want an established, iconic address in a full-service tower at the center of the Las Olas energy with a proven 20-year track record — Las Olas Grand.
If you want the best entry price point into the premium New River corridor in an established landmark building — Las Olas River House.
If you want the premium tower experience, the tallest building in Broward County, and the most dramatic high-rise views in the city — 100 Las Olas.
If you want striking architectural design from a world-class firm on Las Olas Boulevard and are willing to wait until 2027 — Andare.
And if you want boutique new construction right on the New River, Italian finishes at a price point starting under a million dollars, a local developer with a 30-year track record in this market, delivery in Q3 2026, and a building with 93 neighbors instead of 286 — Sixth and Rio.
The combination of new construction quality, boutique scale, river-level access, Q3 2026 delivery, and a sub-million entry price does not exist anywhere else in Fort Lauderdale's waterfront market right now. That is not marketing language. It is just what the comparison shows.
Want the Full Details on Sixth and Rio — Including Exclusive Incentives?
I'm Joe Vairo with the Vairo Group. I represent Sixth and Rio directly and I have worked out exclusive incentives for buyers who come through the Vairo Group. Reach out before you visit the sales office — it is worth your time.
📲 Text or call me at 954-830-1126 📩 Email me at [email protected] anytime — I respond personally
Joe Vairo is a 2x eXp ICON Agent, South Florida real estate agent, and Fort Lauderdale Magazine's #3 ranked agent in Fort Lauderdale. The Vairo Group, ranked the #3 real estate team in Fort Lauderdale, specializes in waterfront properties and luxury relocation in the $1M+ market.
