Whether hotel guests use the pool at Six Fisher Island is decided by paper, not by the brochure. A pure condominium belongs to its owners, who pay for every amenity in full and share it with nobody. A tower with a hotel inside it is split into parts, and a shared facilities agreement says which spaces are the residents’ alone, which are shared, and what each side pays. Here is how to read which one Six Fisher Island is, and what it means for the budget and the pool.
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The first kind is a condominium with no hotel: the amenities are common elements, owned by the owners, paid through the budget and used by residents and their guests. The second kind puts a hotel in the same building as the homes, as a separate parcel or its own unit, with an operator running both and some spaces shared. The third kind is a condo hotel, where the homes can be placed in the hotel’s rental programme and the pool deck is, in practice, the hotel’s. The declaration for Six Fisher Island says which it is in its first pages, and the answer changes the budget, the lenders who will finance the home, and who is in the lobby. The operator, if any: No brand or operator is recorded for this building. The homes it is attached to: ~50 waterfront homes, the last to be built on Fisher Island.
The Six Fisher Island dossier holds the developer’s published record. Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
Where a hotel shares Six Fisher Island, a shared facilities agreement, sometimes called a reciprocal easement agreement, is signed by the developer before the first closing and binds the association after turnover. It lists every shared space by name: the pool deck, the spa, the fitness centre, the restaurant, the lobby, the dock. For each it says who owns it, who may use it and when, and how the cost is split between the residential association and the hotel, usually by a formula that can move. It also says whether the hotel may close a shared space for an event. Ask for the agreement itself, not a summary. The spaces it would divide: Over ~55,000 square feet, private to residents · bayfront and sunset pools with cabanas, padel court and children’s playground, residents-only oceanfront restaurant with private dining room, chef’s table and cocktail bar, Sanctuary Spa with plunge pools and salon, fitness centre, gallery lounge and café. Who signed it: Related Group, with BH Group and Globe Invest as co-developers · sales by Douglas Elliman Development Marketing.
The better mixed towers give residents their own entrance, their own elevators and one amenity floor the hotel never reaches, so a resident goes from the car to the home without crossing a hotel lobby. Ask which spaces at Six Fisher Island are resident only, how access is controlled, whether residents may bring hotel services into the home and at what price, and how residents’ bookings for a table or a treatment rank against hotel guests’ in the busy weeks. In a tower with no hotel the amenities are quiet and yours, and the staff is only as deep as the owners pay for. The design that draws the line between the two sides: Kobi Karp Architecture and Interior Design, design architect. The homes above it: 3 to 8 bedrooms · from ~3,900 to over ~15,000 square feet.
In an owners-only tower the pool, the spa and the gym are paid in full by the owners through the monthly budget and sit empty most of the week. Where a hotel shares them, it pays its share under the agreement and brings its guests, its staff and its hours; the owners buy a deeper service at the price of company. Read the first budget beside the agreement: the shared costs appear as one line, and the formula behind it is the number that moves. Ask what happens to the spaces and the costs if the hotel changes hands or closes. The parcel both sides stand on: Fisher Island · ~650 feet of shoreline, set in ~6.5 acres of gardens · views to Miami Beach, Biscayne Bay, the Atlantic and the Miami skyline. What the contract settled before any of this: The deposit schedule is held by the desk and read with you before contract.
The trade-off is service against privacy. A hotel in the building brings room service, a restaurant that is open and a staff the owners alone could not carry, and strangers at the pool. A pure condominium brings a quiet deck, a known face at every chair and a budget the owners carry alone. The desk reads the declaration, the shared facilities agreement and the first budget for Six Fisher Island with you before contract.
The pool belongs to whoever the agreement says. Read it before you swim.
Developer materials for Six Fisher Island as carried on the live dossier, verified 2026-09-19. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
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Samuel Strauch is the owner of Metrik Real Estate. His team of agents represents buyers in Miami pre-construction.
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