Notre Dame Game Day Condo Rentals: What to Know Before Buying
Notre Dame Real Estate
Notre Dame Game Day Condo Rentals: What You Need to Know Before Buying
The rental income is real. But not every condo community lets you collect it. Here's what to check before you buy.
I get this call at least twice a month:
"I want to buy a condo near campus, use it for games, and rent it out the rest of the time. What's available?"
It's a great plan. In theory. The problem is that most buyers never ask the one question that determines whether the plan actually works:
Does your HOA allow short-term rentals?
Because if it doesn't, you just bought a condo you can't rent — and that changes the entire math.
Why Game Day Rentals Near Notre Dame Are Different
South Bend isn't a typical rental market. It's a market with a very specific demand engine: seven home football games per season, plus Parents Weekend, Junior Parents Weekend, graduation, and a steady stream of campus events that fill hotels weeks in advance.
The Airbnb landscape near campus reflects this. South Bend currently has over 760 active Airbnb listings, with an average daily rate around $260 and average occupancy around 46%. But those are year-round averages. On game weekends, walkable-to-stadium properties command significantly more — and they book out months ahead.
2026 Notre Dame Home Games: Your Rental Calendar
Seven home games scheduled — including several marquee matchups that drive premium rental pricing:
Realistic Game Day Rental Income
Let's skip the "best case scenario" fantasy numbers and look at what's actually happening on the ground near Notre Dame:
Standard Game Weekend
$500–$900
Fri–Sun, walkable condo
Premium Matchup Weekend
$1,200–$2,500+
Miami, Michigan St, rivalry games
Full 7-Game Season
$5,500–$12,000+
Games only, not counting other events
And that's just football. Parents Weekend, Junior Parents Weekend, and Commencement are high-demand rental periods too. Some owners generate an additional $2,000–$4,000 per year from these events alone.
💡 Platform Note: Airbnb vs. VRBO vs. Rent Like A Champion
Most Notre Dame condo owners list on multiple platforms. Rent Like A Champion is a game-day-specific platform with over 1,000 listings in South Bend that caters exclusively to college football weekend rentals. Many owners find that combining Rent Like A Champion for game weekends with Airbnb or VRBO for other events maximizes bookings.
The Table Nobody Else Publishes
Community-by-community rental policies for Notre Dame-area condos. This is the information most buyers don't discover until after they've already made an offer.
Policies can change with an HOA board vote. Always verify current rules directly with the HOA before purchasing. Last updated April 2026.
| Community | Short-Term Rentals |
Long-Term Rentals |
Notes |
|---|---|---|---|
| Eddy Street Commons | Restricted | Allowed | Verify current HOA policy — restrictions on short-term/Airbnb have tightened |
| Ivy Quad | Restricted | Allowed | Policies vary — confirm current board rules before offer |
| Irish Crossings | Allowed | Allowed | Community mix of owner-occupied and rental — verify rules |
| Varsity View | Check HOA | Check HOA | New construction — confirm rental policies before purchase |
| Oak Hill | Restricted | Allowed | Popular investor community — verify STR rules |
| Irish Quarter | Allowed | Allowed | Confirm current policies with management |
| Brennan's View | Restricted | Allowed | Newer luxury community — confirm STR and minimum lease terms |
| Fredrickson Commons | Allowed | Allowed | Verify with HOA |
| The Traditions | Allowed | Allowed | Verify with HOA |
| Heritage Townhomes | Allowed | Allowed | Verify with HOA |
| 5 Corners Flats | Check HOA | Allowed | Verify with HOA |
| Golden View | Check HOA | Allowed | Verify with HOA |
| Dublin Village | Allowed | Allowed | Budget-friendly investor option — verify STR rules |
| Eddy Square | Allowed | Allowed | Verify with HOA |
| River Walk | Allowed | Allowed | Verify with HOA |
⚠️ Important: This table is your starting point, not your final answer.
HOA rental policies change with board votes — sometimes with little notice. Before you make an offer on any condo with rental plans, I pull the actual HOA docs and confirm the current rules. That's part of what I do. Call or text me and I'll check for you.
South Bend's Rules for Short-Term Rentals
Even if your HOA gives the green light, the City of South Bend has its own requirements. Here's what you need to know:
Landlord Registration Required. Any property you own and don't personally occupy must be registered with the city's Neighborhood Services & Enforcement division. Cost: $5 per owner. Deadline: September 1 annually. Miss the renewal and you're looking at a $300 fine.
Occupancy Inspection. Your unit must pass an inspection verifying it meets the International Property Maintenance Code — electrical, plumbing, HVAC, smoke/CO detectors, structural basics.
Responsible Agent. You're required to designate a local responsible agent — someone who can respond to guest issues or complaints. If you're an out-of-state owner, this is non-negotiable.
Tax Obligations. Indiana charges 7% state sales tax on short-term rentals plus the St. Joseph County innkeeper's tax. Airbnb and VRBO collect and remit most of these automatically, but verify your specific obligations.
Property Limit. Investors can own up to four short-term rental properties in South Bend.
The Costs That Eat Into Your Rental Profit
The gross rental number looks great. But here's what comes out of it before you see a dollar of profit:
| Expense | Typical Cost |
|---|---|
| Platform fees (Airbnb/VRBO host fee) | 3–5% of booking |
| Cleaning between guests | $75–$150 per turnover |
| Consumables (linens, toiletries, supplies) | $30–$50 per stay |
| Property management (if not self-managing) | 15–25% of revenue |
| Wear and tear / minor repairs | Budget $500–$1,000/year |
| STR insurance premium above standard policy | $300–$600/year |
| State sales tax + innkeeper's tax | ~12% (often collected by platform) |
Rule of thumb: Expect 25–40% of your gross rental income to go to operating costs, depending on whether you self-manage or hire a property manager. Out-of-state owners skew toward the higher end.
Three Rental Strategies That Actually Work Near Notre Dame
Strategy 1: Game Day Only
Use the condo yourself for select games and rent it out the weekends you can't make it. List on Rent Like A Champion + Airbnb. Minimal hassle, $3,000–$8,000 per season in supplemental income.
Best for: Alumni who want a home base and some income to offset costs. Doesn't require year-round property management.
Strategy 2: Student Tenant + Game Day Hybrid
Rent to a Notre Dame student on a 10-month lease (August–May) with a clause allowing you to use or rent the unit on football weekends. The student gets below-market rent; you get steady income plus game day upside.
Best for: Parents who want income after their student graduates. Requires careful lease structuring.
Strategy 3: Full Year-Round Rental
Long-term tenant on a 12-month lease. Simplest to manage, most predictable cash flow, but you give up game day premium pricing entirely. Best in communities where HOAs restrict short-term rentals anyway.
Best for: Investors prioritizing consistency over maximum revenue. Works in any community that allows leasing.
The 4 Most Expensive Mistakes Game Day Buyers Make
1. Buying first, checking rental rules second. I've seen buyers close on a condo and then discover the HOA doesn't allow Airbnb. By then it's too late. Always pull the CC&Rs and confirm rental policies before you write an offer.
2. Using hotel-night pricing as your baseline. Hotels charging $400/night during a game weekend doesn't mean your condo will command $400/night. Condos compete in a different tier — and game day pricing varies wildly based on the matchup, the distance to the stadium, and the property itself.
3. Ignoring the off-season. Football generates 7 weekends of premium demand. What about the other 45 weeks? If your plan depends on game day income to cover your carrying costs, you're one bad season away from a problem.
4. Not budgeting for a property manager. Out-of-state owners who try to self-manage game day rentals from 500 miles away usually regret it within the first season. Guest lockouts, cleaning coordination, maintenance emergencies — they all happen at the worst possible time.
Want to Know Which Communities Actually Allow Rentals Right Now?
The table above is a starting point. The actual answer changes — sometimes community by community, sometimes month by month. If you're serious about buying a condo with rental income as part of the plan, the first thing I do is pull current HOA documents and confirm exactly what's allowed.
No pitch. Just the facts you need to make a smart decision.
Keep Reading
→ Is a Notre Dame Condo a Good Investment?
→ Compare All 15 Notre Dame Condo Communities
Tim Vicsik | Trueblood Real Estate
Specializing in condos, villas, and homes near the University of Notre Dame
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