Key Takeaways
- 🔴 Twenty years on, this building still sells for less per square foot than it did in 2006. The median was $337 per square foot in 2006. In 2026 it is $323. Two decades, and the per-foot number has not recovered.
- The county records 355 homes across two towers at 800 and 850 N Miami Avenue, with common-element shares closing exactly — a complete record.
- 609 recorded sales since 2006, including 231 sales of a single 914 square foot floorplan. There are 140 identical homes on that plan, which makes it one of the most directly comparable sets of homes in Downtown Miami.
- 🔴 37% of all resales here lost money — 95 of 255. The worst fell 74%: bought for $303,900 in November 2006, sold for $80,000 in March 2011.
- ⭐ And the best gained 600% — $50,000 in October 2011 to $350,000 in May 2023. Same building, same decade. When you bought here mattered far more than what you bought.
- 2009 was the busiest year in the building’s history — 90 sales, more than 2006 or 2007. That is what distress volume looks like in the record.
What the county records at Madison Downtown
The Miami-Dade County Property Appraiser records 355 homes in the declaration MADISON DOWNTOWN CONDO, spread across two towers — 800 N Miami Avenue and 850 N Miami Avenue, in Park West, one block from Miami Worldcenter. The common-element shares close on 1.0000, which is the county’s own confirmation that this is the whole building.
⚠️ Worth noting for anyone researching this building themselves: the declaration spans two street addresses. A property search on 800 N Miami Avenue alone returns 153 homes and misses 202. Both towers are one condominium.
The homes are unusually uniform. They run 516 to 927 square feet, median 848, and there are 108 one-bedrooms and 247 two-bedrooms — no studios and nothing larger than a two-bed anywhere in the building. Five floorplates carry almost everything: 140 homes at 914 square feet, 70 at 848, and 35 each at 593, 689 and 575.
That uniformity is the reason this page can say things most building pages cannot. When 140 homes are the same size, the price record is a genuine like-for-like series rather than a mix of different products averaged together.
The twenty-year arc, in the county’s own numbers
Sales records at this address begin in 2006 — the building itself dates from 1989, so what the record captures is its conversion to condominium ownership, and the timing of that conversion is the whole story. Median price per square foot, by year:
- 2006 — 85 sales, median $231,900, $337 per sq ft
- 2007 — 75 sales, $249,900, $323
- 2008 — 47 sales, $172,000, $195
- 2009 — 90 sales, $135,900, $154
- 2011 — 26 sales, $101,250, $118 — the floor
- 2023 — 17 sales, $370,000, $427 — the peak
- 2026 — 7 sales, $280,000, $323
From $337 to $118 is a fall of 65%. It took until roughly 2013–2014 for the per-foot number to return to the $210–$250 range, and until 2022 to clear the 2006 figure at all. It cleared it, peaked at $427 in 2023 — and has since come back down to $323, which is below where it started in 2006.
🔴 Read that plainly, because it is the single most useful fact about this building. A buyer who paid the median per-foot price in 2006 and sold at the median per-foot price in 2026 would be down, before twenty years of taxes, insurance and association dues. This is not an argument against the building. It is an argument for knowing which part of the cycle you are buying in.
The 914 square foot plan: 231 sales of the same home
One floorplan in this building has traded 231 times. There are 140 of them. That is about as clean a controlled series as the public record offers in Downtown Miami, and it tracks the building’s arc almost exactly:
- 2006 — 13 sales at a median $309,900 ($339/sq ft)
- 2009 — 45 sales at $139,900 ($153/sq ft)
- 2011 — 7 sales at $118,000 ($129/sq ft), down 62% from 2006
- 2023 — 9 sales at $390,000 ($427/sq ft), the plan’s high
- 2026 — 4 sales at $287,500 ($315/sq ft)
Forty-five of these homes changed hands in 2009 alone — nearly a third of the entire floorplate in one year, at $153 per square foot. If you want to know what a condo-conversion building looks like when the credit cycle turns, that is the number.
37% of resales lost money, and one gained 600%
The county record contains 255 resales — homes bought and then sold again. 95 of them, 37%, sold for less than the owner paid. That is a high rate by any standard, and it is concentrated almost entirely in one cohort: people who bought in the 2006–2007 conversion and sold before 2013.
The extremes are worth seeing side by side, because they are the same building:
- 🔴 a 914 sq ft home bought for $303,900 in November 2006, resold for $80,000 in March 2011 — down 74%
- 🔴 an 848 sq ft home bought for $278,900 in December 2006, resold for $75,000 in December 2011 — down 73%
- ⭐ an 848 sq ft home bought for $50,000 in October 2011, resold for $350,000 in May 2023 — up 600%
- ⭐ a 914 sq ft home bought for $80,000 in March 2011, resold for $370,000 in May 2022 — up 363%
The same 914 square foot home that lost someone $224,000 made the next owner $290,000. On this building’s record, entry timing did not merely matter more than unit selection — it was the only thing that mattered.
Who this building suits, and who it does not
This suits a buyer who wants a two-bedroom in Park West at a Downtown price, one block from Miami Worldcenter, and who is buying for use or long-term hold rather than appreciation over a short horizon. The transaction record here is deep and honest — 609 sales across 355 near-identical homes over twenty years — so you can price a home in this building more precisely than in almost any new tower, where no resale record exists at all.
It does not suit a buyer who expects a 1989 conversion in Park West to perform like new construction, or who needs three bedrooms or more than 927 square feet, because neither exists here. And it does not suit anyone buying at the top of a cycle on a short horizon — this building has already demonstrated, twice, what that costs.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record for the MADISON DOWNTOWN CONDO declaration — 355 folios retrieved individually by folio number across both of the declaration’s street addresses (800 and 850 N Miami Avenue) and de-duplicated. Common-element shares sum to 1.0000, confirming the record is complete. All 609 sales figures count qualified transactions only; resale figures compare consecutive qualified sales on the same folio. ⚠️ The building dates from 1989; the sales record begins in 2006 because that is when the homes were first conveyed individually, so nothing on this page describes the period before conversion. No price on this page is an estimate.
Madison Downtown — Frequently Asked Questions
How many units are in Madison Downtown?
The county records 355 homes in the MADISON DOWNTOWN CONDO declaration, across two towers at 800 and 850 N Miami Avenue. Common-element shares close exactly, confirming the record is complete. ⚠️ Searching only 800 N Miami Avenue returns 153 homes and misses 202 — both towers are one condominium.
What do homes at Madison Downtown cost?
In 2026 the median recorded sale is $280,000 at $323 per square foot, on 7 sales. The building peaked in 2023 at a median $370,000 ($427 per square foot). 🔴 Note that $323 per square foot is below the 2006 figure of $337 — twenty years on.
Is Madison Downtown a good investment?
The record says it depends almost entirely on entry timing, and it says so unusually clearly. 95 of 255 resales (37%) lost money — the worst down 74% — while the best gained 600%. The losses cluster in buyers from the 2006–2007 conversion who sold before 2013; the gains cluster in buyers from the 2011–2012 trough. Anyone quoting you a simple appreciation figure for this building has not read the record.
What size are the homes at Madison Downtown?
516 to 927 square feet, median 848 — 108 one-bedrooms and 247 two-bedrooms, with no studios and nothing above a two-bedroom. The dominant floorplan is 914 square feet, with 140 identical homes, which has traded 231 times.
When was Madison Downtown built?
The towers date from 1989. Individual homes were first conveyed in 2006, when the building was sold off as condominiums — which is why the county’s sales record starts then and why the 2008–2011 downturn hit this building’s owners so hard.
Where is Madison Downtown?
800 and 850 N Miami Avenue, Miami, FL, in Park West — one block from Miami Worldcenter, with Metromover and Metrorail access, and walking distance to Kaseya Center and the Downtown core.
Related coverage
Part of Miami Luxury Condos.