Here's the thing about Notre Dame football weekends: South Bend turns into one very full hotel, and plenty of condo owners wonder whether they can grab a seat at that table. Sometimes you can. But "near Notre Dame" doesn't automatically mean "Airbnb-friendly," and 2026 just added a new city rulebook. Here's how to sort it out, in the order that actually matters.

Layer	Who decides	What to check
1. HOA	Your condo association	Rental bans, minimum lease terms, rental caps
2. Local government	City of South Bend, Mishawaka, or St. Joseph County, depending on your address	Permit, zoning, emergency contact, safety standards
3. Money	State, county, your lender, your insurer	Lodging taxes, loan occupancy terms, insurance coverage

Step 1: Read your HOA documents first

A lot of buyers assume a condo near campus must welcome rentals. That's a risky assumption. City rules and association rules are two separate things: the city can say yes while your association's recorded declaration says no. Some associations near Notre Dame restrict short-term rentals, set minimum lease terms, or limit occupancy.

What to look for in the declaration, bylaws, and rules:

• Whether short-term rentals are banned outright or allowed
• Minimum lease length (30 days, 6 months, 12 months)
• Caps on how many units can be rented at one time
• Registration, fees, and guest rules
• The current owner-occupancy ratio, since a low ratio can limit buyers' lender options when you resell

Want a head start on which buildings to ask about? Our page to compare condo complexes near Notre Dame side by side lines up HOA fees and best-fit tags (game day, investor, parents). It's a starting point, not a substitute for the actual documents.

Step 2: Find out whose rules apply to your address

Not every "Notre Dame area" address is inside the City of South Bend. Some sit in Mishawaka or in unincorporated St. Joseph County, and those places can have different rules. The new ordinance described below is a City of South Bend ordinance, so confirm which jurisdiction your condo is in before you assume it applies.

While you're at it, check the location with a guest's eyes. Game weekend guests pay for one thing above all: a short walk to the stadium. The Notre Dame condo walkability map shows distances from the stadium for roughly two dozen condo communities, which is a quick gut-check on whether your building's location can support nightly rates.

Step 3: Know South Bend's new short-term rental rules

Why a permit-and-zoning approach instead of a ban? Indiana law limits how far a city can go. State law (IC 36-1-24) protects owner-occupied short-term rentals as a permitted residential use, which is why South Bend regulates rather than prohibits them.

If you're buying a condo that's already an Airbnb: existing non-owner-occupied rentals are grandfathered from the new zoning exception, and a council member estimated roughly 1,000 to 1,300 short-term rentals citywide. What I haven't seen a clear public answer on is whether that grandfathered status carries over to a new owner. Get that answer from the city in writing before you count on the income. Short-term rental questions go to zoning@southbendin.gov.

Step 4: Sort out the money side

• Lodging taxes. Guests pay Indiana's 7% sales tax plus the St. Joseph County innkeeper's tax, roughly 15% combined at current published rates. Airbnb and Vrbo typically collect and remit both on bookings made through their platforms. For direct bookings, you register with the Indiana Department of Revenue and the county yourself. See the Indiana DOR county innkeeper's tax page for current rates.
• Income tax. Rental income is reportable. A CPA can tell you what you can deduct.
• Insurance. A standard condo owner policy may not cover paying guests. Ask your insurer directly, and remember the HOA's master policy is a separate thing.
• Your loan. Primary residence and second home loans generally come with occupancy expectations. Talk to your lender before you plan around rental income.
• Management. If you don't live here, professional short-term rental managers near Notre Dame typically charge 20% to 25% of gross rental income.

Step 5: Run the numbers both ways

Home football weekends are the star of this market. Off-season demand (graduation, parents' weekends, move-in) is a different animal. Build your estimate on a realistic number of booked nights, then subtract taxes, HOA dues, cleaning, management, insurance, and the permit. Then compare the result with a plain 12-month lease. Sometimes the boring option wins.

For pricing context, look at recent condo sales near Notre Dame, and browse condos for sale near Notre Dame Stadium if you're shopping for a unit with rentals in mind. For the big picture, start at the Notre Dame condos hub.

Your pre-listing checklist

1. Request the HOA declaration, bylaws, and rules, and read the rental section.
2. Confirm whether your address is in South Bend, Mishawaka, or the county.
3. Email city zoning with your questions and keep the reply.
4. Call your insurer and your lender.
5. Run conservative numbers against a 12-month lease.
6. Apply for the city permit once applications open for 2027.

Frequently asked questions

Can I Airbnb my condo near Notre Dame?

Often, yes, but it depends on three things: your HOA's rules, the city or county your condo sits in, and the taxes and insurance that apply. In the City of South Bend, a city permit will be required starting January 1, 2027. Read your HOA documents first, because some associations restrict or prohibit short-term rentals no matter what the city allows.

Does South Bend require a permit for Airbnb or Vrbo rentals?

Not today, but it will starting January 1, 2027. South Bend's Common Council passed ordinances in September 2026 requiring a city permit for short-term rentals, with a one-time $150 fee, a 24/7 emergency contact, and basic safety and maintenance standards.

How much does the South Bend short-term rental permit cost?

The reported fee is a one-time $150. Owners who don't comply face fines, and repeated violations can cost them the permit.

Are existing Airbnbs grandfathered in South Bend?

Existing rentals are grandfathered from the new zoning special-exception requirement, but every short-term rental owner is still expected to register with the city. Whether grandfathered status transfers to a new buyer is a question to ask the city's zoning office before you rely on the income.

Do I have to live in my condo to rent it on Airbnb in South Bend?

No, but it changes the paperwork. Owner-occupied rentals, such as renting your own place on game weekends, are exempt from the zoning special exception. New non-owner-occupied (investor) rentals need that exception. Both need the city permit starting in 2027.

Can my HOA ban Airbnb even if the city allows it?

Generally, yes. A city permit and your association's recorded covenants are separate. Association documents can prohibit short-term rentals, require minimum lease terms, or cap the number of rented units. Request the declaration, bylaws, and rules before you make an offer or list the unit, and have an attorney confirm anything unclear.

What taxes apply to short-term rentals in St. Joseph County?

Guests pay Indiana's 7% sales tax plus the St. Joseph County innkeeper's tax, roughly 15% combined at current published rates. Airbnb and Vrbo typically collect and remit these for platform bookings. For direct bookings you register with the Indiana Department of Revenue and the county. Rental income is also reportable, so talk with a CPA.

Can I rent my condo only on Notre Dame football weekends?

You can, but the new permit rule covers stays under 30 days, so it likely applies even if you rent only a handful of weekends a year. Confirm with city zoning at zoning@southbendin.gov, and read your HOA rules, since some associations regulate even occasional rentals.

How can I find out if a specific condo complex allows short-term rentals?

Request the recorded declaration, bylaws, and rules from the association or the listing agent, then read the leasing and rental section. Ask about minimum lease terms, rental caps, and the current owner-occupancy ratio.

Keep reading

• Condo complexes near Notre Dame, compared
• Notre Dame condo walkability map
• Recent condo sales near Notre Dame
• Condos for sale near Notre Dame Stadium
• Notre Dame condos: the complete guide