Madison South

Average Sales Price

$480,428

Total Listings

Madison South is a mid-Northeast Portland residential pocket bounded by NE 72nd, NE 82nd, NE Fremont, and I-84, named for the high school now called Leodis V. McDaniel. Housing is predominantly post-war mid-century ranches and split-levels built between 1945 and 1965 on 5,500 to 8,000 square foot lots. Glenhaven Park and Rose City Golf Course anchor the outdoor access.

LISTINGS

$459,950

3 Beds1 Bath1,132 SqFt

3136 NE 83RD AVE, Portland, OR 97220

Listed by Call it Closed International, Inc
$699,000

3 Beds2.2 Baths2,779 SqFt

3148 NE ROCKY BUTTE LN, Portland, OR 97220

Listed by Oregon First
$774,999

8 Beds4 Baths3,948 SqFt

9251 NE SCHUYLER ST, Portland, OR 97220

Listed by Tilikum Realty LLC
$289,000

2 Beds1 Bath1,050 SqFt

6923 NE BROADWAY, Portland, OR 97213

Listed by Urban Nest Realty
$275,000

2 Beds1 Bath1,060 SqFt

6917 NE BROADWAY, Portland, OR 97213

Listed by Windermere Realty Trust
$474,950

3 Beds2 Baths1,400 SqFt

8612 NE CLACKAMAS ST, Portland, OR 97220

Listed by Real Broker

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RECENTLY SOLD

$520,000

$500,000 4.0%

9319 NE BROADWAY, Portland, OR 97220

2 Beds1 Bath1,226 SqFt

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Listed by Coldwell Banker Bain

$330,000

$300,000 10.0%

3000 NE 89TH AVE, Portland, OR 97220

3 Beds2 Baths900 SqFt

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Listed by John L. Scott Sandy

$618,500

$599,000 3.3%

3610 NE 82ND AVE, Portland, OR 97220

4,804 SqFt

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Listed by RealEstatePDX.com

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Northeast Portland Neighborhood Guide

Living in Madison South

A residential mid-Northeast pocket between Rose City Park and Roseway with post-war ranches, Glenhaven Park, and quick I-84 and I-205 freeway access.

Updated April 2026 by Joe Saling

Neighborhood Overview

What Madison South Is Really Like

Madison South sits in mid-Northeast Portland, bounded roughly by NE 72nd Avenue on the west, NE 82nd Avenue on the east, NE Fremont on the north, and I-84 on the south. The neighborhood is named for Madison High School (now Leodis V. McDaniel High School), which anchors the eastern edge. The defining geography here is relatively flat terrain with a scattering of retired volcanic cinder-cone features to the north and east, and the NE Sandy Boulevard diagonal cutting through the interior. Glenhaven Park, a 25-acre public park, sits near the center of the neighborhood and is the primary outdoor anchor.

A weekday morning here is the hum of I-84 to the south and I-205 just east, cars moving along NE Fremont and NE Glisan, and MAX Red Line trains passing through the 82nd Avenue station nearby. The residential interior streets stay quieter than the map would suggest. Commercial life is concentrated along the arterials: NE Sandy Boulevard, NE 82nd Avenue, and NE Glisan, which carry gas stations, auto shops, and a mix of older strip retail. There is no walkable pedestrian corridor in the inner-Northeast sense; Madison South is an errand-by-car neighborhood.

On residential blocks you will see homeowners mowing lawns, gardeners working small front yards, and residents walking dogs to Glenhaven Park. Some blocks have original mid-century landscaping including rhododendrons, Japanese maples, and established shade trees. The Madison South Neighborhood Association runs an annual cleanup and has been active in tree-planting along the interior streets. Many blocks have sidewalks, though several do not, which is more common as you move east toward I-205.

Looking for broader context on the area? Read my full Northeast Portland relocation guide for how Madison South fits into the wider district.

Housing & Style

Homes and Architecture in Madison South

Madison South's housing stock is predominantly post-war. The bulk of homes were built between 1945 and 1965, producing the mid-century ranch and split-level inventory that defines most of the neighborhood, often with attached garages, picture windows, and basement or daylight-basement floor plans. A smaller share of pre-war bungalows sits on the western blocks closer to NE 72nd, and scattered 21st-century infill homes fill occasional scrape-and-build lots. Lot sizes generally run 5,500 to 8,000 square feet, larger on average than inner Northeast blocks.

When you shop here, expect a wider range of condition than inner Northeast. Some homes have been carefully updated by long-term owners with modernized kitchens, baths, and windows; others retain original 1950s or 1960s finishes, single-pane windows, and aluminum wiring (which affects insurance). Competitive dynamics are typically less intense than inner Northeast, which is part of the appeal for price-conscious buyers but means you should not assume cosmetic updates will guarantee bidding wars. Check foundation condition carefully on daylight-basement homes; some mid-century construction used shallower footings than current code, and slope-side moisture intrusion shows up in basement inspections.

Mid-century ranch
Split-level
Some pre-war bungalows
5,500 to 8,000 sq ft lots
Mid-range for outer Northeast Portland

Around the Neighborhood

Geography, Amenities, and Getting Around

Glenhaven Park & Flat Mid-Northeast Terrain

Defining Geography

Glenhaven Park, a 25-acre public park, sits near the center of the neighborhood and serves as the primary outdoor anchor. The surrounding terrain is relatively flat, distinguishing Madison South from the bluff and butte geography of neighborhoods just east (Rocky Butte) and north (Alameda Ridge). The flat topography is a practical feature: it supports straightforward mid-century construction and easier walking than hillier Portland neighborhoods.

NE 82nd & Hollywood District

Nearest Amenity Hub

Full-service grocery and broader retail cluster in two directions. Fred Meyer on NE 82nd and Halsey is about 3 minutes by car; the Hollywood District with New Seasons, Trader Joe's, and the Hollywood Theatre is about 5 to 7 minutes west. For hardware and everyday errands, the NE 82nd corridor carries Winco, auto parts stores, and a mix of small businesses within a few minutes' drive.

Rose City Golf Course & Rocky Butte

Outdoor Access

Rose City Golf Course, a public 18-hole course, sits directly north of the neighborhood and provides green space and walking paths along its perimeter. Rocky Butte Natural Area is about 5 minutes east, offering viewpoint hiking and trails. Glenhaven Park within the neighborhood covers day-to-day outdoor needs with a playground, tennis courts, and open lawn.

Getting Around

Transit & Commute

Downtown Portland is typically 12 to 18 minutes by car via I-84 from the NE 82nd or NE 60th on-ramps. The MAX Red Line 82nd Avenue station is about 5 minutes south at the I-205 interchange, with direct service to downtown and PDX airport. TriMet bus lines run along NE Fremont, NE Glisan, and NE 82nd. Peak-hour drives on I-84 can push closer to 25 to 30 minutes.

From Your Agent

Joe's Take on Madison South

When buyers tell me they want a mid-century ranch on a larger lot in Portland, with I-84 and I-205 access, and are willing to drive for most errands, Madison South is one of the neighborhoods I put on the short list. You typically pay less per square foot here than Rose City Park or Hollywood to the west, you get larger lots than inner Northeast, and the post-war housing stock is easier to buy in move-in condition than most pre-war neighborhoods. The honest trade-off is that Madison South is not a walkable corridor neighborhood. NE Sandy, NE Glisan, and NE 82nd are all arterial-scaled rather than pedestrian-scaled, and daily errands are a car trip.

The housing stock and location suit buyers who want single-level or mid-century inventory on a larger lot, buyers who value freeway access for commutes or travel, and buyers who prefer a quieter residential block over a commercial corridor. It is less of a fit for buyers wanting to walk to restaurants and coffee on a Friday night, or for buyers who want pre-war architectural character and the tighter inner-Northeast grid.

Before you write an offer in Madison South, there are a few specifics worth checking. Pull the sewer scope; 1950s and 1960s laterals commonly show root intrusion or partial replacement history. Check electrical carefully on unrenovated homes; aluminum wiring was used in some mid-1960s construction and affects both insurance and financing. Verify foundation and basement moisture on daylight-basement homes. Walk the block at evening rush hour to hear what NE Sandy, NE Glisan, or I-84 sound like from your specific address; the freeway acoustic profile varies block to block. Finally, verify the specific school boundary at pps.net, since Madison South sits on the edge of multiple elementary and middle school zones.

Common Questions

Frequently Asked Questions About Madison South

How do home prices in Madison South compare to the rest of Northeast Portland?

Madison South typically prices below inner Northeast neighborhoods like Alameda, Irvington, Laurelhurst, and Hollywood on a per-square-foot basis, and runs roughly in line with Roseway, Cully, and parts of Rose City Park. The post-war housing stock, the arterial-corridor setting, and the outer-mid-Northeast location all contribute to the lower entry point compared to pre-war inner-Northeast blocks. The current average sales price and active listing count are shown at the top of this page and update automatically with the market.

What are property taxes like in Madison South?

Multnomah County property taxes in Madison South run at an effective combined rate of approximately 1.3% to 2.1% of assessed value, in line with the rest of the county. Because Madison South home values tend to be lower than inner Northeast neighborhoods, typical annual property tax bills are also lower on average in absolute dollars. Oregon Measure 50 caps assessed value growth at 3% per year, so long-held homes often pay less than their market value would suggest. Verify current rates and the specific assessment for any address you are considering at multco.us/assessment-taxation.

Which schools serve Madison South?

Madison South is served by Portland Public Schools. The default elementary varies by block; the western portion of the neighborhood is commonly assigned to Rigler Elementary, while the eastern portion is assigned to Scott Elementary. Middle school students typically continue to Roseway Heights Middle School, and high school students attend Leodis V. McDaniel High School (formerly Madison High School) at the neighborhood's eastern edge. Portland Public Schools uses open enrollment, so residents can apply to any PPS school regardless of address, though acceptance at oversubscribed schools is not guaranteed. Verify the specific address assignment with the PPS boundary finder at pps.net.

What is the housing stock like in Madison South?

Housing stock is predominantly post-war: mid-century ranches and split-levels built between 1945 and 1965 on 5,500 to 8,000 square foot lots, often with attached garages and basement or daylight-basement floor plans. A smaller share of pre-war bungalows sits on the western blocks, and scattered 21st-century infill fills occasional lots. Amenity access includes Glenhaven Park (25 acres within the neighborhood), Rose City Golf Course immediately north, and Rocky Butte Natural Area about five minutes east. Sidewalks are present on most interior blocks.

How long is the commute from Madison South to downtown Portland?

Downtown Portland is typically 12 to 18 minutes by car via I-84 from the NE 82nd or NE 60th on-ramps outside of peak hours. Peak-hour drives can push to 25 to 30 minutes. The MAX Red Line 82nd Avenue station sits about 5 minutes south at the I-205 interchange with direct service to downtown and PDX airport. TriMet bus service runs along NE Fremont, NE Glisan, and NE 82nd Avenue. Bike commuters typically use the NE Tillamook Greenway or neighborhood streets to reach the 60s bike routes west.

Is Madison South walkable?

Madison South is not a walkable-corridor neighborhood in the inner-Northeast sense. Commercial amenities are concentrated along NE Sandy Boulevard, NE Glisan, and NE 82nd Avenue, which are all arterial-scaled rather than pedestrian-scaled, and daily errands typically require a car. Walk Scores in the neighborhood generally range from the 40s to low 60s depending on proximity to the commercial arterials. Within the neighborhood, Glenhaven Park and the Rose City Golf Course perimeter provide walking options that do not require engaging the arterial traffic.

How does Madison South compare to nearby Northeast Portland neighborhoods?

Madison South typically prices below Hollywood, Rose City Park, and Beaumont-Wilshire to the west on a per-square-foot basis, and roughly in line with Roseway and Cully. Hollywood offers a walkable commercial core around the Hollywood Theatre. Rose City Park has more pre-war bungalows and a walkable NE Fremont corridor. Roseway next door has similar post-war housing stock but includes Fernhill Park. Madison South is the pick when mid-century ranch inventory on larger lots, freeway access, and a lower entry point matter more than corridor walkability or pre-war architecture.

Can I add an ADU or short-term rental in Madison South?

Most Madison South lots are eligible for an accessory dwelling unit under Portland's Residential Infill Project rules, which allow up to one ADU on a single-family lot. The larger lot sizes in Madison South can make ADU construction more flexible than tighter inner-Northeast parcels. Short-term rentals require a City of Portland STR permit; Type A permits require owner-occupancy, and Type B permits (non-owner-occupied) have stricter limits and are harder to obtain. Verify both ADU eligibility and STR permit type for your specific address with Portland Bureau of Development Services (portland.gov/bds) before counting on rental income.

Thinking About Buying in Madison South?

I help buyers navigate Northeast Portland neighborhoods every week. Let's talk about what you need, what you can afford, and whether Madison South is the right fit.

Schedule a Free Consultation Or call Joe directly: (503) 910-7364

Joe Saling · Saling Homes at eXp Realty · 10+ years serving Portland metro buyers and sellers

Saling Homes at eXp Realty is committed to the principles of the Fair Housing Act and Equal Housing Opportunity. Licensed in the State of Oregon. Information deemed reliable but not guaranteed. Verify all data independently before making real estate decisions.