Fisher Island’s strongest primary-home choices pair low density, large floor plans and deep amenity programs with Florida’s lack of personal state income tax. Palazzo Della Luna leads among the newest delivered residences, Palazzo Del Sol offers mature luxury and distinctive trophy formats, while a 50-residence project under construction presents the newest systems alongside delivery risk. Buyers should compare carrying costs, inventory, family functionality and domicile planning before committing.
For buyers leaving high-tax states, Fisher Island offers a rare combination: Florida levies no personal state income tax, while the island’s residential character emphasizes privacy, controlled access and resort-caliber service. Yet the tax case should follow the life decision, not substitute for it. Purchasing a Florida home alone does not establish domicile; a successful relocation generally requires a broader realignment of legal, financial and personal ties.
The residential question is equally nuanced. New construction on Fisher Island currently includes both recently delivered condominiums and a project under construction. The choice is therefore less about pursuing the latest launch than deciding whether immediate occupancy, mature operations or next-generation building systems matter most.
Buyers beginning their review can examine Palazzo della Luna and Palazzo del Sol as the island’s newest generation of completed condominium living. Both offer the scale and service expected of a true primary home rather than a compact seasonal base.
Completed in 2019, Palazzo Della Luna is a 50-residence waterfront development at 6800 Fisher Island Drive. Its three- to seven-bedroom homes span approximately 3,724 to 10,194 square feet, accommodating family bedrooms, offices, staff needs and entertaining without immediately requiring a penthouse.
Private elevator entry, contemporary open plans and deep terraces reinforce its year-round credentials. The amenity program includes a butler-serviced waterfront lounge, fitness center, theater, beauty salon, massage rooms and children’s playroom. Outdoors, residents have a more than 4,000-square-foot infinity-edge pool and a separate Sunrise Pool, along with access to a spa, sauna, marina, golf and tennis facilities.
For buyers prioritizing immediate occupancy in the newest delivered building, Palazzo Della Luna is the clearest first look. It removes construction timing from the decision while retaining modern planning and a substantial service offering.
Completed in 2016, Palazzo Del Sol occupies 7000 to 7095 Fisher Island Drive. Its residences span approximately 3,700 to 9,700 square feet, placing the building in the same broad primary-home category as its newer neighbor.
Its distinguishing appeal lies in select penthouse and lanai formats, which may include private zero-edge heated pools, summer kitchens, rooftop terraces and air-conditioned private garages. The amenity collection encompasses concierge service, a butler-staffed lounge, fitness and treatment rooms, a salon, children’s playroom, theater, business room, waterfront lounge, lap pool and private park.
The scale can be exceptional. One five-bedroom residence spanning approximately 7,600 square feet was marketed at $36.25 million, with nearly 2,500 square feet of terraces. Buyers seeking a move-in-ready home with unusually expansive outdoor living may find Palazzo Del Sol especially persuasive.
Related Group and Madison Realty Capital secured more than $400 million in construction financing for a new 50-residence Fisher Island condominium designed by Kobi Karp Architects. Disclosed presales exceeded $500 million, including a $150 million contract covering two penthouses.
This option best suits buyers willing to exchange immediate certainty for newer building systems and next-generation product. Entry pricing has been placed near $5,000 per square foot, with trophy penthouses ranging from approximately $40 million to more than $100 million. Construction progress, contractual terms, projected carrying costs and delivery timing should all be independently reconfirmed.
Scarcity is structural. At one market snapshot, eight of Palazzo Del Sol’s 43 residences and 11 of Palazzo Della Luna’s 50 residences were listed. Even when headline availability appears adequate, the subset matching a buyer’s preferred exposure, bedroom count, terrace depth and parking requirements can be far smaller.
For context beyond completed condominiums, The Residences at Six Fisher Island provides a useful reference point for forthcoming residential product, while The Links Estates at Fisher Island offers a comparison with an estate-oriented format. The objective is not simply to choose the newest address, but to identify the residence that best supports daily family life.
Recent advertised availability at Palazzo Del Sol began around $11.5 million. Palazzo Della Luna’s asking-price entry point was near $12.7 million, with average association fees of $3,757 per month and monthly fees near $2.98 per square foot. These figures are time-sensitive and should be reconfirmed for the specific residence.
Primary-home buyers should scrutinize more than the purchase price. Review association budgets, assessments, insurance, reserve planning, parking arrangements, elevator privacy, service levels and year-round terrace usability. For an under-construction purchase, add the deposit structure, completion provisions and final specification schedule to the analysis.
Florida’s lack of personal state income tax is meaningful, but domicile is fact-specific. Buyers should coordinate legal and tax advice before changing residency, then align their documentation and conduct with the intended move. The home can anchor the transition, but it is only one component of the evidence.
Which Fisher Island building is the newest completed condominium option? Palazzo Della Luna, completed in 2019, is the newest completed choice covered here.
Which option is best for immediate occupancy? Palazzo Della Luna and Palazzo Del Sol avoid the delivery risk associated with a project still under construction.
How large are Palazzo Della Luna residences? They span approximately 3,724 to 10,194 square feet, with three to seven bedrooms.
How large are Palazzo Del Sol residences? Residences span approximately 3,700 to 9,700 square feet.
Does Palazzo Della Luna suit families? Its larger plans, deep terraces, private elevator entries and children’s playroom support year-round family use.
What distinguishes Palazzo Del Sol’s trophy residences? Select penthouses and lanais may offer private pools, summer kitchens, rooftop terraces and air-conditioned garages.
What is the principal risk of buying under construction? Buyers accept uncertainty around timing, final delivery and future operating costs.
Are asking prices and association fees fixed? No. Availability, pricing and fees are time-sensitive and should be verified for each residence.
Does buying on Fisher Island establish Florida domicile? No. Homeownership alone is insufficient, and buyers need advice tailored to their circumstances.
What should a primary-residence buyer prioritize? Focus on functional space, outdoor living, service quality, carrying costs, parking and occupancy timing.
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