There are at least 13 condo or townhouse complexes that cluster around Notre Dame and are popular with students, professors and alumni. You can find basic info on them on my Notre Dame Real Estate Guide, NotreDamePads.com. But if you are new to South Bend, or researching options with the web as your only resource you’ll want to know more. That’s when you should really call me for up to the minute information, but to bridge the gap I’m going to profile the complexes here on the South Bend Real Estate Blog.
Our lead off complex is the North Shore Club.
North Shore Club condos are a good option if you are looking for a well priced condo near Notre Dame, Holy Cross or St. Mary’s, but don’t need to be right next to them. They have a secluded setting on the river, and are one of the rare Notre Dame condo complexes that have three bedroom units priced under $150,000. They are almost 40 years old, so if you need something that feels new you are unlikely to find it here.
New London Lake Condos have a nice water feature with a pool on an island, Woodbridge Condos have several fountains, and Irish Crossings Townhomes ring a pond, but the North Shore Club has the best water views of any of the Notre Dame condos. If that is your only criteria, no need to read any further. Not every condo in the North Shore Club has a water view, but most do, either of a pond, the St. Joseph River, or both.
The complex has a wooded grounds, a path along the river, a clubhouse, and pool. It’s also the only condo option in South Bend with community tennis courts.
There are really two types of housing at North Shore Club: Condos and Townhouses
In the front of the complex, are condos. They were built in 1971 and range from 773 square foot 1 bedroom, 1 bath condos to 1,667 square foot two-story condos with 3 bedrooms and 2.5 baths. Condos on Marigold Way are two story units with private entrances. Condos on Wildlfower Way have common hallways. Condo sales in the North Shore Club have closed between $53,000 and $130,000 and averaged about $74/square foot. Features like detached garages and lack of views obviously impact sales prices, as does the condition of the condos.
In the back of the complex, near the tennis courts, are duplex style townhouses with attached garages. These were mostly built in the 1980s and have sold from $134,500 to $295,000. Most are set on the river, and while they run up to 2,900 square feet, most have about 2,000 square feet. Sales prices for the townhomes have averaged around $101/square foot though there aren’t enough sales for that to be definitive and many of the sales are from several years ago.
The condo fees
Condo fees in South Bend are $100-$200 / month in most complexes. That usually buys you lawn service, snow removal, common area insurances, and often a community pool. At North Shore Club, fees are higher but they include more. Currently, association dues run about $200 – $425 / month but they include common area maintenance and insurance, community pool, clubhouse and tennis courts, as well as heat, water, trash and basic cable TV.
- Pets are OK, including larger dogs.
- Parking is not regulated beyond the garages, though it doesn’t seem to be an issue as there are many spaces and North Shore Club is far enough from Notre Dame that it doesn’t get spillover parking on football weekends.
- Renting your condo is allowed. Leases must be for 30 days or more with a copy of the lease in the condo office.
- Peaceful, park-like setting with water views and woods. No traffic noise.
- Roughly one mile to Notre Dame, but priced far below complexes billed as “walking distance”
- Range of options, from smaller 1 bedroom condos to 3 bedroom spaces with 2-story living rooms.
Not so nice features
- These are older units, the condos were built in 1971. Though they have been maintained, many interiors need paint, carpet, and other updates.
- High fees. These aren’t bad if you occupy the condo, but if you are looking for a place for occasional use, you will pay a somewhat higher amount here than if you had individual bills for your utilities.
Watch out for
- The windows. The windows used in the North Shore Club condos have double panes and metal frames. In some of the condos condensation collected on the frames and damaged the drywall over a period of years. Others have seals that have worn out, allowing moisture between the panes and giving the window a premanently fogged look. Both issues can be corrected, but if your are buying, you can ask the seller to pay for the repair.
- The geese. The woods and water that make North Shore Club so pleasant also attract wildlife, including geese. This isn’t really a drawback, but it’s worth mentioning so you know ahead of time that geese will wander past your patio. I’ve heard that grape kool aid sprinkled in the grass keeps geese away, but haven’t tested it myself.
Still with me? Here’s a live link to the North Shore Club Condos listed for sale. At the time I’m writing this, there are seven on the market. The pick of the litter is 1565 Wildflower, a realst8.com listing.