Varsity View Condos (Formerly Sideline Flats): Prices, Rules & My Honest Take
By Tim Vicsik, REALTOR® · Trueblood Real Estate · Updated September 2026
Quick Answer
What is Varsity View in South Bend?
Varsity View Luxury Condominiums is a new 39-unit condo building at 1705 South Bend Avenue, at the corner of South Bend Avenue and Angela Boulevard, one block from Notre Dame Stadium. It replaced the stalled Sideline Flats project on the former Mulligan's site. Units range from one to four bedrooms and about 866 to 1,584 square feet, with published pricing from roughly $516,000 to $1,031,000. Short-term rentals are not allowed, each unit gets one parking space with no private garages, and a $10,000 refundable deposit holds a condo.
If you've driven past the corner of South Bend Avenue and Angela Boulevard in the last year, you've watched this building go up across the street from the Linebacker Lounge. For a long time that corner was a question mark. The first version of the project, Sideline Flats, stalled after early site work. Now it's Varsity View, and it's real.
I've been selling condos and homes around Notre Dame for 27 years, and I've seen plenty of "luxury" projects come and go. Varsity View has one of the best locations of any condo building near campus. It also has a few rules and tradeoffs that matter a lot depending on how you plan to use it. Here's my honest breakdown: what's being built, what it costs, the rules that come with it, and the questions I'd want answered before anyone I represent puts down a deposit.
Where is Varsity View located?
Varsity View sits at 1705 South Bend Avenue, on the northwest corner of South Bend Avenue and East Angela Boulevard. It's one block east of Notre Dame's athletic facilities at the northeast corner of campus, directly across from the Linebacker Lounge. The building occupies the former site of Mulligan's Bar and Grill.
From here you can walk to Notre Dame Stadium, Eddy Street Commons, Trader Joe's, and campus. On a home football Saturday you'll be back on your couch while other people are still sitting in the parking lot. If you want to see how this corner compares to the rest of the condo options near the stadium, my Notre Dame condo walkability map plots walking distances for more than two dozen communities.
| Varsity View at a Glance | |
|---|---|
| Address | 1705 South Bend Ave, South Bend, IN |
| Total residences | 39 condominiums on floors 2 through 4 |
| Bedrooms / baths | 1 bed / 1.5 bath up to 4 bed / 2 bath |
| Size range | About 866 to 1,584 sq ft |
| Published price range | About $516,000 to $1,031,000 |
| Parking | One space per unit; no private garages |
| Short-term rentals | Not allowed (six-month minimum lease) |
| Deposit to hold a unit | $10,000, refundable |
| Pets | Allowed; no size, breed, or number limits |
| Amenities | Rooftop deck and lounge, resident gym, elevator |
Is Varsity View the same project as Sideline Flats?
Yes, same site, new team. Sideline Flats was the original condo plan for this corner, and it stalled after early construction. The project was taken over and relaunched as Varsity View, developed by TerraVita Investments, built by HGR Group General Contracting, designed by Kil Architecture, and marketed by the developer's listing brokerage. If you followed the Sideline Flats story, I kept the history on my Sideline Flats page. Current listings in the building show up on my Varsity View condominiums page.
What floor plans and prices are available at Varsity View?
Varsity View has twelve floor plans spread across three residential floors, 13 units per floor. The ground floor holds parking and a commercial office space, and the fifth floor is the shared rooftop deck and lounge. Here's how the developer's published price sheet breaks down by plan, from the second floor (low end) to the fourth floor (high end):
| Size (sq ft) | Bed / Bath | Published Price Range |
|---|---|---|
| 866 | 1 / 1.5 | ~$533,000 – $580,000 |
| 897 | 1 / 1.5 | ~$516,000 – $562,000 |
| 1,151 | 2 / 2 | ~$668,000 – $723,000 |
| 1,159 | 2 / 2 | ~$672,000 – $728,000 |
| 1,243 | 3 / 2 | ~$725,000 – $827,000 |
| 1,286 | 3 / 2 | ~$749,000 – $854,000 |
| 1,352 | 3 / 2 | ~$779,000 – $838,000 |
| 1,420 | 3 / 2 | ~$824,000 – $936,000 |
| 1,558 | 3 / 2 | ~$900,000 – $978,000 |
| 1,564 | 3 / 2 | ~$924,000 – $1,024,000 |
| 1,576 | 3 / 2 | ~$910,000 – $1,031,000 |
| 1,584 | 4 / 2 | ~$906,000 – $971,000 |
Ranges reflect the developer's most recent published price sheet. A large share of the building was already marked sold or on hold, so not every plan is available on every floor. Pricing and availability change. Ask me for the current sheet before you make decisions.
💡 Insight: The four-bedroom is the best value per square foot
Across the building, pricing works out to roughly $572 to $670 per square foot. The low end of that range is the 1,584-square-foot four-bedroom, and the high end is the upper-floor one-bedrooms. If you're a Notre Dame parent thinking about younger siblings, visiting family, or resale to another family down the road, that four-bedroom deserves a hard look.
Also watch the floor premium. The same floor plan typically runs about 5 to 8 percent more on the third floor than the second, and another 2 to 5 percent more on the fourth. Decide what the higher floor actually buys you before you pay for it.
Can you rent out a condo at Varsity View?
Not short-term. Varsity View does not allow short-term rentals. The building has a six-month minimum lease, so renting your unit out for football weekends, commencement, or JPW is off the table. That single rule is the biggest difference between Varsity View and The Parisi down the street, which is marketed with short-term rentals allowed.
Longer-term leasing is possible, with limits. The units follow the city and county rule of no more than two unrelated occupants, and the developer states the units can't be leased to undergraduates. There's no requirement that the owner live there full time, and no deed restrictions tied to the University.
💡 Insight: Why "senior year" matters for parents
The developer notes that an owner's student can live here with a roommate during senior year. That lines up with Notre Dame's requirement that undergrads live on campus for their first six semesters. So for most families, the realistic plan is a game-day and visiting base for three years, then your student's home for senior year, then keep it or sell it. My post on Notre Dame's free tuition and the housing math walks through how families are running those numbers.
⚠️ Warning: Don't buy here counting on game-day income
I've had buyers assume every condo this close to the stadium can pay for itself on football weekends. This one can't. If rental income is part of your plan, either look at buildings that allow short-term rentals or build your budget as if the unit earns nothing on game days. And whatever you buy, read the recorded declaration and bylaws. That's what governs you, not the brochure. My no-nonsense guide to investing near the Golden Dome covers how to compare the options.
How does parking work at Varsity View?
Each unit gets one parking space, and there are no private garages. For a single owner or a student, one space is fine. For a couple with two cars, or anyone hosting family on a football weekend, it takes planning. Street parking around this corner disappears on game days, and it isn't exactly plentiful the rest of the year either.
Before you commit, ask exactly where your space is, whether it's assigned or deeded to your unit, and whether additional spaces can be purchased or rented. My game-day parking buyer's guide explains why this question matters more near campus than almost anywhere else in town.
Is road noise an issue at Varsity View?
For the street-facing units, it's worth taking seriously. South Bend Avenue is one of the main routes into Notre Dame, carrying commuter traffic, buses, and delivery trucks every day. Angela Boulevard is busy too, and on home football weekends both streets fill with cars and foot traffic from morning until well after the game. The Linebacker across the street is a beloved institution, and it's also a bar that stays lively late on weekends.
The developer's construction specs call for insulation for soundproofing throughout, a concrete podium above the ground floor, and Wojan windows on the residential floors. That helps. It doesn't make a street-facing bedroom quiet. Higher floors put more distance between you and the pavement, but they don't eliminate traffic sound.
⚠️ Warning: Your unit's orientation is permanent
You can change finishes and furniture. You can't change which way your windows face. Ask for the floor plate and find out which units face South Bend Avenue, which face Angela Boulevard, and which face away from both. Then look at where the bedrooms sit within that plan. A living room facing the street bothers most people a lot less than a bedroom does.
✓ Tip: Listen before you choose
Stand at this corner on a weekday around 5 p.m., on a Friday night around 11, and on a home-game Saturday. Ask what sound rating (STC) the street-side windows and walls carry. If you're buying from out of state, I'm glad to go stand there for you and give you an honest report. And remember, the rooftop deck gives every owner the Golden Dome and stadium views, so choosing a quieter unit doesn't mean giving up the view.
What features and finishes come with a Varsity View condo?
Buyers choose between two design packages selected by Kil Architecture: the standard Blue package and the upgraded Gold package (yes, Go Irish). The Gold units add electric fireplaces and a different lighting package. Beyond that, finishes are pre-selected, so this isn't a custom build. Here's what the developer's spec sheet includes:
- Kitchen: quartz countertops with a full-height quartz backsplash, shaker-style cabinets, a 36-inch five-burner gas range, built-in oven and microwave, and a French-door refrigerator with ice maker.
- Baths: quartz vanity tops, comfort-height toilets, tiled shower walls, a glass door and mosaic tile floor in the primary shower.
- Systems: tankless gas water heater, high-efficiency gas furnace, central air, 200-amp service, and a building-wide water softener.
- Everyday living: stacked washer and dryer in every unit, luxury vinyl plank flooring, and tiled balconies on plans that have them.
- Building: elevator, resident gym, and a fifth-floor rooftop deck and lounge with views of the Golden Dome, the stadium, and Touchdown Jesus.
A few house rules to know: Varsity View is pet friendly with no size, breed, or number limits (leash and cleanup required), but grills are not allowed on balconies. The first floor will be leased to a professional office user with regular business hours. As of the developer's latest update, that tenant hadn't been named. If you plan to furnish a unit from out of town, my furnishing your home page lists local resources.
What will it cost to own a Varsity View condo each month?
Beyond your mortgage, plan for four main costs:
- HOA dues: The developer has said dues will be set with an annual budget and billed quarterly, covering trash, recycling, snow removal, lawn care, and maintenance of common areas and parking. At last update, the dollar amount hadn't been published. My Notre Dame condo HOA fees comparison shows what established buildings charge so you can judge whether a first-year budget looks realistic.
- Property taxes: Indiana caps property taxes at 1% of assessed value for a homesteaded primary residence and 2% for second homes and rentals. For a $750,000 unit, that's the difference between roughly $7,500 and $15,000 a year. See my property tax information page.
- Insurance: The association carries a master policy on the building envelope, roof, and exterior. You'll need your own condo (HO-6) policy from the drywall in. My homeowners insurance page has local agents.
- Utilities: Each unit is metered separately for electric (AEP), gas (NIPSCO), and South Bend water and sewer. The building is getting fiber for high-speed internet. More on providers on my utilities page.
One ownership detail I like: you get fee simple title to your unit with its own tax parcel. That's true ownership, not the leased land some newer properties near Eddy Street Commons sit on. It generally makes financing and resale simpler.
How do you reserve a condo at Varsity View?
A $10,000 refundable deposit holds a condo. That's a relatively low-risk way to lock in the plan, floor, and exposure you want while you do your homework. Before you send it, get the reservation agreement in writing and confirm three things: how you request a refund, how long the deposit stays refundable, and what additional deposit is due when you sign the purchase agreement. That's usually the point where your money stops being refundable.
The developer's projected availability was August 2026. New construction schedules move, so ask me for the current delivery and closing timeline on any unit you're considering. And remember, the sales team represents the developer. You can bring your own agent, and on a purchase this size I'd strongly suggest it.
How does Varsity View compare to The Parisi?
These are the two new condo buildings on South Bend Avenue right now, and I get asked to compare them constantly. Both were designed by Kil Architecture, both have rooftop decks with campus views, and both take a $10,000 refundable deposit. After that, they're built for different buyers. I wrote a full breakdown of The Parisi condos near Notre Dame, and here's the side-by-side:
| Factor | Varsity View | The Parisi |
|---|---|---|
| Address | 1705 South Bend Ave | 1412 South Bend Ave |
| Units | 39 | 38 |
| Bedrooms | 1 to 4 | All 2-bedroom |
| Size | ~866 to 1,584 sq ft | ~833 to 1,203 sq ft |
| Published prices | ~$516K to $1.03M | ~$711K to $965K |
| Price per sq ft | ~$572 to $670 | ~$665 to $975 |
| Short-term rentals | Not allowed | Allowed, per developer marketing |
| Parking | One space per unit; no garages | One reserved space in a gated lot; optional private garages |
| Deposit to hold | $10,000 refundable | $10,000 refundable |
| Timing | Projected availability August 2026 | Estimated completion Fall 2027 |
My short version: if you want rental flexibility or a private garage, The Parisi is built for you. If you need more than two bedrooms, want a lower entry price, want to be in sooner, or actually prefer a building without weekend rental guests coming and going, Varsity View has the edge. For how both stack up against the established resale communities, use my Notre Dame condo complex comparison and my guide to new construction condos near Notre Dame.
How do you finance a condo at Varsity View?
Many units here will be priced above the conforming loan limit, which means a jumbo loan with its own down payment and reserve requirements. New condo buildings also come with a few wrinkles:
- Project approval: Many lenders review the condo project itself before lending, including presale levels, the association budget, and how much of the building is commercial space. The first-floor office space is something your lender will look at.
- Occupancy type: Primary residence, second home, and investment loans carry different rates and down payments. Be upfront about how you'll use the unit.
- Timing: Rate locks and closing dates have to line up with the developer's delivery schedule.
Talk to a local lender before you put down a deposit, not after. The lenders on my mortgage lenders page know how to evaluate new condo projects near campus. If you live outside Indiana, my out-of-state buyer's guide covers the tax and logistics side.
What should you ask before reserving at Varsity View?
- What are the HOA dues, and how is the reserve fund being funded from day one? A new building has no history. My checklist for buying a new condo before HOA history exists covers what to request.
- Which way does my unit face, and where are the bedrooms? This is the road noise question, and it's permanent.
- Where is my parking space, and is it assigned or deeded? Ask whether extra spaces are available.
- What are the exact leasing rules in the recorded documents? Confirm the six-month minimum, the undergraduate restriction, and how rules can be amended later.
- What's the current delivery date, and what warranty comes with the unit? Ask who handles warranty claims and for how long. Even on brand-new construction, an independent inspection is worth it. My post on which condo inspections are worth paying for explains why.
- Who's leasing the first floor? An office user is the plan. Ask what uses the declaration allows if that changes.
Who is Varsity View best for?
| Buyer Type | Why It Could Fit |
|---|---|
| 👪 Notre Dame parents | A visiting base for three years, then your student's senior-year home. Three- and four-bedroom plans work for bigger families. |
| 🏈 Game-day and alumni owners | One block to the stadium and a rooftop deck facing it. Best if you'll use the unit yourself rather than rent it. |
| 🎓 Faculty, staff, and grad students | Walk to work, one-bedroom entry point, and a building without short-term rental turnover. |
| 🔑 Empty nesters | Elevator, single-level living, no exterior maintenance, and walkable dining. |
| 🐶 Pet owners | No size, breed, or number limits, which is rare near campus. |
Who is it probably not for? Short-term rental investors, households that need two parking spaces or a garage, anyone who can't live without a balcony grill, and light sleepers who'd only be happy in a street-facing unit. There are good options near campus for all of those buyers. My guide to the best neighborhoods within walking distance of Notre Dame is a good place to start.
Is Varsity View a good buy? My honest take
The location is about as good as it gets for a condo near Notre Dame, the floor plan range is wider than anything else new on South Bend Avenue, and the price per square foot comes in well under The Parisi. For parents, faculty, and owners who'll actually use the place, that's a strong combination.
The tradeoffs are real, though. No short-term rentals means no game-day income. One parking space and no garage will pinch some households. And a street-facing unit on this corner will never be quiet. None of that is a reason to walk away. It's a reason to pick your unit carefully and read the documents before your deposit goes hard. The buyers who do well with new construction are almost always the ones who slowed down at the reservation stage.
Frequently asked questions about Varsity View
Where is Varsity View condominiums?
Varsity View is at 1705 South Bend Avenue in South Bend, Indiana, on the northwest corner of South Bend Avenue and East Angela Boulevard. It's one block from Notre Dame Stadium, across the street from the Linebacker Lounge, on the former Mulligan's site.
How much do condos at Varsity View cost?
Published pricing at Varsity View ranges from about $516,000 for a one-bedroom to about $1,031,000 for a top-floor three-bedroom, or roughly $572 to $670 per square foot. Higher floors carry a premium. Pricing is set by the developer and can change.
Are short-term rentals allowed at Varsity View?
No. Varsity View does not allow short-term rentals and has a six-month minimum lease. Units follow South Bend's limit of no more than two unrelated occupants and can't be leased to undergraduates, though an owner's student can live there during senior year.
How much parking comes with a Varsity View condo?
Each Varsity View condo comes with one parking space. There are no private garages. Buyers with two vehicles or frequent guests should plan for additional parking, especially on football weekends.
How much is the deposit to hold a condo at Varsity View?
A $10,000 refundable deposit holds a condo at Varsity View. Buyers should read the reservation agreement to understand refund terms and when deposits become non-refundable, which is typically once a purchase agreement is signed.
Is road noise a concern at Varsity View?
For street-facing units, yes. South Bend Avenue and Angela Boulevard carry steady commuter traffic and heavy game-day crowds, and the Linebacker across the street is busy on weekend nights. Buyers sensitive to noise should ask which units face away from the streets and where the bedrooms sit in each plan.
Is Varsity View the same as Sideline Flats?
Yes. Varsity View is built on the same site as the stalled Sideline Flats project. It was relaunched under new development by TerraVita Investments, with construction by HGR Group and design by Kil Architecture.
Are pets allowed at Varsity View?
Yes. Varsity View is pet friendly with no limits on size, breed, or number of pets. Pets must be leashed outside and owners must pick up after them.
How is Varsity View different from The Parisi?
Varsity View offers one- to four-bedroom units from about $516,000, does not allow short-term rentals, and includes one parking space with no garages. The Parisi offers only two-bedroom units from about $711,000, is marketed with short-term rentals allowed, and offers optional private garages. Both require a $10,000 refundable deposit to hold a unit.
Similar Condos Near Notre Dame
|
The Parisi 1412 South Bend Ave · 38 units · all 2-bedroom · about 833–1,203 sq ft The other new build on South Bend Avenue, on the former Parisi's Ristorante site across from campus. It's all two-bedrooms at a higher price per square foot, but it's marketed with short-term rentals allowed and offers optional private garages. If game-day rental income or a garage matters to you, compare it with Varsity View first. |
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Is Varsity View actually the right fit for you?
I'm just curious: what has you looking at Varsity View? Is it the walk to the stadium, a place for your student's senior year, or something else? The answer usually tells us pretty quickly whether this building makes sense, or whether The Parisi or a resale condo would serve you better.
I don't do hard closes. If you'd like a second set of eyes on the price sheet, the reservation agreement, or which units face the street, I'm happy to walk through it with you. If it turns out not to be the right fit, I'll tell you that too.
📞 574-329-9587 (call or text)
✉️ Tim@TimVicsik.com
🌐 www.ND-Condos.com
Tim Vicsik, REALTOR® | Broker Associate, Trueblood Real Estate | 27 years specializing in Notre Dame-area condos and homes
Information in this article is based on developer-published materials reviewed in September 2026 and is deemed reliable but not guaranteed. Floor plans, pricing, availability, amenities, and rental policies are subject to change by the developer. Renderings and layouts are conceptual. Always verify details in the final condominium documents.
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