Notre Dame Condo HOA Fees Compared

by Timothy Vicsik

Notre Dame Real Estate

Notre Dame Condo HOA Fees Compared: What You're Actually Paying For

The fee isn't the whole story. What's included in that number — and what's hiding in the reserve fund — is what actually matters.

Here's a conversation I have constantly:

"I found a great condo near campus but the HOA fee is $350 a month. That seems really high — is it?"

Depends. $350 that covers snow removal, landscaping, exterior insurance, roof reserves, water, sewer, and trash? That's a bargain. $200 that covers mowing and nothing else — while the building needs a new roof in three years with no reserve fund? That's a disaster waiting to happen.

The monthly fee is just a number. What matters is what's behind it.

What HOA Fees Typically Cover Near Notre Dame

Not every community includes the same things. But here's the universe of what can be covered by your monthly HOA payment in the Notre Dame condo market:

Exterior & Grounds

✓ Lawn care & landscaping

✓ Snow removal (driveways, walks, porches)

✓ Parking lot maintenance

✓ Exterior building maintenance

✓ Irrigation systems

Insurance & Reserves

✓ Master building insurance

✓ Roof replacement reserves

✓ Siding & structural reserves

✓ Common area liability coverage

Utilities & Amenities

✓ Water & sewer (some communities)

✓ Trash removal

✓ Common area electric/lighting

✓ Fitness center / clubhouse

✓ Rooftop deck access

The more items covered, the higher the fee — but also the fewer surprise bills you'll deal with as an owner. The communities that include the most tend to be the ones where out-of-state buyers are happiest, because there's almost nothing to manage remotely.

HOA Fees by Community: Side-by-Side

Fees are approximate and subject to change. Always verify current fees directly with the HOA. Last updated April 2026.

Community	Monthly HOA	Snow	Lawn	Ext. Ins.	Water/Sewer	Trash
Eddy Street Commons Champions Way / Legends Row / Victory View / Triumph Court	$250–$350	✓	✓	✓	✗	✓
Ivy Quad	$375-975	✓	✓	✓	✗	✗
Irish Crossings	$250-300	✓	✓	✓	✗	✗
Varsity View - Rooftop Access	$395	✓	✓	✓	✗	✓
Irish Quarter - Rooftop Access	$395	✓	✓	✓	✗	✓
Brennan's View - Rooftop Access	$395	✓	✓	✓	✗	✓
Oak Hill - Pool/Clubhouse	$450-475	✓	✓	✓	✓	✓
Fredrickson Commons	$250	✓	✓	✓	✗	✗
The Traditions	$400	✓	✓	✓	✗	✗
Heritage Townhomes	$350	✓	✓	✓	✗	✗
5 Corners Flats	$XXX	✓	✓	✓	✗	✓
Golden View	$300	✓	✓	✓	✗	✗
Dublin Village	$200-250	✓	✓	✓	✗	✗
Eddy Square	$250	✓	✓	✓	✗	✗
River Walk	$250	✓	✓	✓	✗	✗

💡 Tim's Note:

HOA fees change — sometimes annually. Call or text me and I'll send you the latest fees for any community you're considering, plus the HOA's financial summary.

HOA Fee vs. What You'd Pay as a Homeowner

Here's the comparison nobody makes: what does it actually cost to maintain a single-family home near Notre Dame per month if you're paying for the same services out of pocket?

Service	Homeowner Pays	Condo HOA Covers
Lawn care / landscaping	$100–$150/mo in season	Included
Snow removal	$50–$100 per event	Included
Exterior insurance (roof, siding, structure)	$175–$260/mo	Included
Roof replacement reserve	$0 saved (avg $9,500 bill)	Included
Siding / exterior repairs	Unpredictable	Included
Water / sewer / trash	$80–$120/mo	Varies by community
Estimated Monthly Total	$400–$600+	$200–$350 typical

That homeowner column doesn't include the emergency fund you should be setting aside for the furnace that dies in January or the water heater that goes in August. Most homeowners don't budget for those — until they get the bill.

5 Things to Check in the HOA Financials (Before You Buy)

The monthly fee tells you what you'll pay. The financial statements tell you whether that fee is enough. Here's what to look for:

1. Reserve Fund Balance. A well-run HOA keeps 3–6 months of operating expenses in reserves, plus dedicated funds for major capital expenses like roof replacement. If the reserve is thin or empty, a special assessment is coming — the only question is when.

2. Reserve Study. Has the HOA had a professional reserve study done? This is an engineering assessment of every major building component — roof, siding, parking lot, plumbing — with estimated replacement dates and costs. A community with a current reserve study is planning ahead. One without is guessing.

3. Special Assessment History. Has the community levied any special assessments in the last 5 years? How much? How often? One special assessment for a one-time improvement is normal. Recurring assessments for deferred maintenance is a red flag.

4. Delinquency Rate. What percentage of owners are behind on their dues? A high delinquency rate means the HOA is collecting less than it budgets — which means deferred maintenance and potential assessments. It also signals lender wariness, which can hurt your resale.

5. Owner-Occupancy Ratio. Lenders care about this. If too many units are investor-owned or rented out, some mortgage programs won't finance purchases in the community. This matters when you buy and when you sell.

Special Assessments: The Bill Nobody Sees Coming

A special assessment is a one-time charge from the HOA for a major expense that the reserves can't cover. New roof. Parking lot repaving. Plumbing overhaul. Siding replacement.

They're not always bad — sometimes a community upgrades proactively, which protects property values. But when they happen because the reserve fund was neglected for years, you're paying for someone else's poor planning.

RED FLAG

Multiple special assessments in 5 years, low reserve balance, no reserve study, deferred maintenance visible on the property.

YELLOW FLAG

One recent assessment, reserves rebuilding, community is aging but maintained. Worth investigating — not necessarily a deal-breaker.

GREEN FLAG

No assessments in 5+ years, fully funded reserves, current reserve study on file, well-maintained common areas.

Typical special assessment range in the Notre Dame condo market: $2,000–$15,000+ per unit, depending on the scope of work and the number of units sharing the cost.

How Notre Dame HOA Fees Compare Nationally

Perspective matters. According to 2026 census data, Indiana's median HOA fee is roughly $61 per month — less than half the national median. Notre Dame-area condo communities with fees in the $200–$350 range are above Indiana's average, but that's because they include far more services than a typical Indiana subdivision HOA that only covers mowing a common area.

Compare that to what you'd pay near other major universities:

Ann Arbor, MI

$300–$600+

Chapel Hill, NC

$250–$500+

Notre Dame / SB

$150–$350

Madison, WI

$300–$500+

You're getting a comparable lifestyle to other Big-Name-University towns at a meaningfully lower HOA cost — on top of an already lower purchase price. That combination is what makes the Notre Dame market attractive to investors and alumni from higher-cost markets.

The Questions Smart Buyers Ask About HOA Fees

"What was the last fee increase, and how much?"
A modest annual increase (3–5%) is normal and healthy — it keeps up with inflation and growing costs. No increases in years could mean deferred maintenance. A sudden 15%+ jump suggests the budget was behind.

"What's the reserve fund balance and what's it earmarked for?"
Get a number, not a vague answer. A well-managed community will show you exactly what's in reserves and what capital projects are planned.

"Are there any pending or planned special assessments?"
Ask directly. Sellers are required to disclose, and HOAs typically know 6–12 months before a major project gets voted on.

"Can I see the budget and last year's financial statement?"
You have the right to review these before buying. If the HOA or seller pushes back, that's your answer.

"What's the owner-occupancy vs. investor ratio?"
This directly affects your ability to get financing and your future buyer pool when you sell. Lenders often want 50%+ owner-occupancy.

Want the Real Numbers for a Specific Community?

I review HOA documents on every condo transaction I handle near Notre Dame. If you're looking at a specific community, I can pull the current fees, the financial statements, the reserve study, and tell you what I'd want to know before writing an offer.

That's part of the job — not an upsell.

Call or Text: 574-329-9587

Tim@TimVicsik.com | ND-Condos.com

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→ Compare All 15 Notre Dame Condo Communities

Tim Vicsik | Trueblood Real Estate

Specializing in condos, villas, and homes near the University of Notre Dame