The Parisi Condos Near Notre Dame: Prices, Floor Plans & My Honest Take

If you've spent any time around Notre Dame, you know the name Parisi's. For decades that corner of South Bend Avenue meant white tablecloths, red sauce, and a packed dining room on football weekends. So when I heard the restaurant site was becoming a condo building, my first question was the same one I'd guess you have: is this actually a good place to own, or just a good story?

I've been selling condos and homes around this campus for 27 years, and I've watched a lot of "new luxury" projects come through. Some turned into the best addresses in town. Some turned into lessons. Below is my honest breakdown of The Parisi: what's being built, what it costs, who it fits, and the questions I'd want answered before anyone I represent puts down a reservation.

Where is The Parisi located?

The Parisi sits at 1412 South Bend Avenue, South Bend, IN 46617, across the street from Notre Dame's campus. The north side of the building faces the university, and the south side looks out over Frederickson Park. That orientation matters more than you'd think, and I'll come back to it when we get to pricing.

From this spot you can walk to campus, Eddy Street Commons, and the stadium on game day, and you're a short drive from downtown South Bend. If you want to see exactly how this stretch of South Bend Avenue stacks up against the other condo communities around campus, pull up my Notre Dame condo walkability map, which plots walking distances from Notre Dame Stadium to more than two dozen communities.

What floor plans are available at The Parisi?

Every residence at The Parisi is a two-bedroom. There are no one-bedrooms and no three-bedrooms, which tells you exactly who the developer is building for: game-day owners, Notre Dame parents, and couples who want a lock-and-leave place near campus. Here's how the published plans break down:

Ranges reflect the developer's published price sheet as of September 2026 and cover floors one through four. Pricing, availability, and floor plans can change at any time. Ask me for the current sheet before you make decisions.

Each residence gets some kind of outdoor space: a private walk-out patio, a full balcony, or a Juliet balcony, depending on the unit. The south-facing units overlooking Frederickson Park are marketed with Juliet balconies. Buyers also choose from a set of finish packages, so you have some say in how the interior looks without taking on a full custom build.

Should you choose a campus-view unit or a quieter park-side unit?

This is the decision I'd spend the most time on at The Parisi, because it's permanent. You can change finishes, furniture, and even how you use the place. You can't change which way your windows face.

The north-facing units look toward campus across South Bend Avenue. That's the view in the brochure, and on a clear fall evening it's hard to beat. But South Bend Avenue is one of the busiest roads into Notre Dame. Commuter traffic, buses, delivery trucks, and weekend crowds all come with the view, and on a home football Saturday that stretch gets packed with cars and people from morning until well after the game.

The south-facing units sit at the back of the building and look out over Frederickson Park. You give up the campus view, but you get distance from the street: less road noise, fewer headlights, and more privacy. For a lot of buyers, especially anyone planning to sleep there more than a few nights a year, that's worth more than the view.

Here's the part many buyers miss. The rooftop terrace is shared, and it gives every owner the campus view. If you pick a quieter park-side unit, you can still take your coffee or your guests up to the Terrazza for the Notre Dame view. That makes the back of the building an easier trade than it looks at first.

For investors, it cuts the other way. Rental guests coming in for a game weekend usually want the view, and a listing photo of the Dome from the living room can help your bookings. If rental income is the main goal, the north side may earn its keep. If you'll be there most of the year, I'd lean toward the park side.

How much does a condo at The Parisi cost?

Based on the published September 2026 price sheet, condos at The Parisi range from about $711,000 for a 1,030-square-foot two-bed, one-bath to about $965,000 for a 1,167-square-foot two-bed, two-bath on the fourth floor. Put another way, you're looking at roughly $665 to $975 per square foot, before any upgraded finish package or a private garage.

A couple of things jumped out at me on the current sheet. The entire fourth floor was already marked "hold," along with a handful of units on floors two and three. That tells me early demand is real, especially for the top floor. It doesn't tell me what those holds convert to, and I'd want to know that before reading too much into it.

To put this pricing in context, my 2026 Notre Dame market breakdown shows how differently the campus-adjacent market behaves from the rest of South Bend. The Parisi sits at the very top of that campus-adjacent tier.

What amenities does The Parisi offer?

The developer uses Italian names for the amenities, a nice nod to the old restaurant. Here's what they are in plain English:

• Rooftop terrace (the "Terrazza"): an open-air lounge on the fifth floor with panoramic views of Notre Dame. On a fall Saturday, that's going to be a very popular place.
• Fitness room (the "Laboratorio"): a residents-only gym with strength and cardio equipment.
• Club lounge (the "Galleria"): a shared social space with a kitchen and media lounge that opens to the outdoors. It's pitched as a tailgate hub in the fall and a private event space the rest of the year.
• Gated parking: one reserved outdoor space per residence inside a secured lot, which is a big deal on game days when South Bend Avenue turns into a parking lot.
• Private garages (the "Private Boxes"): optional enclosed, ventilated garages with dedicated power routing, so they're ready for an electric vehicle charger.
• Elevator: a passenger elevator connects the parking level to every floor and the rooftop.

Can you rent out a condo at The Parisi?

Yes. The Parisi is marketed with short-term rentals allowed, which is the single biggest reason I think this building will get attention from investors and game-day owners. A lot of condo associations near campus restrict or outright ban short-term rentals, and that one rule quietly decides whether a property can help pay for itself.

With seven home football games, commencement, JPW, reunion weekends, and parents' visits, a two-bedroom this close to campus can earn meaningful income on the weekends you're not using it. If that's part of your plan, read my guide to Notre Dame game day rentals and my no-nonsense guide to investing near the Golden Dome before you run your numbers.

How does The Parisi compare to other condos near Notre Dame?

The honest answer is that The Parisi is competing with two groups: other new construction around campus, and the established resale communities that have been trading hands for years. Here's how I'd frame the tradeoff:

For a side-by-side look at HOA fees, rental policies, and "best for" ratings across the established communities, use my Notre Dame condo complex comparison. It's the fastest way to see whether The Parisi's premium buys you something the existing buildings can't. And if you're weighing it against the other projects going up around campus, my guide to new construction condos near Notre Dame covers what to expect from a pre-construction purchase.

What should you ask before reserving at The Parisi?

This is where 27 years of watching new projects pays off. The brochure answers "what does it look like?" These are the questions that answer "what will it be like to own?"

1. What's the projected HOA fee, and what does it cover? A new building has no history, so the first-year budget is an educated guess. Ask how the reserve fund will be funded from day one. My Notre Dame condo HOA fees comparison shows what established communities charge so you can judge whether the projection is realistic.
2. Completion is estimated for Fall 2027. What happens if it slips? That timing lines up with the 2027 football season, so ask whether it's a target or a contractual date, and whether you have any remedy if it's late. Read the reservation and purchase agreements for delay language. The $10,000 deposit to hold a unit is refundable, but find out how long that stays true, how to request a refund, and what additional deposit is due at contract.
3. What's included in each finish package, and what's an upgrade? Get it itemized. "Premium finishes" means different things to different builders.
4. What warranty comes with the unit and the building? Ask who handles warranty claims, for how long, and how.
5. How much does a private garage cost, and how many are there? With 38 units, I'd expect the enclosed garages to be limited.
6. Who represents you? The on-site sales team works for the developer. You're allowed to bring your own agent, and on a purchase this size, I'd strongly suggest it.

How do you finance a condo at The Parisi?

At $711,000 to $965,000, many buyers here will be financing above the conforming loan limit, which usually means a jumbo loan with its own down payment and reserve requirements. Two other wrinkles are specific to new condo buildings like this one:

• Project approval: Many lenders need a condo project to meet their guidelines before they'll lend in it, and new buildings often have to hit presale thresholds first. Buildings that allow short-term rentals can draw extra scrutiny from some lenders.
• Second home vs. investment: How you intend to use the unit changes your loan terms, rate, and down payment. If you plan to rent it heavily, be upfront with your lender.

Don't wait until you've reserved to find out whether your loan works in this building. Talk to one of the local lenders on my mortgage lenders page first. They know how to evaluate new condo projects near campus. And if you live outside Indiana, remember that a non-homestead property here is taxed at a higher cap than a primary residence. My out-of-state buyer's guide walks through the tax and insurance math.

Who is The Parisi best for?

Who is it probably not for? Anyone who needs three bedrooms, anyone who needs to move in before Fall 2027, and anyone whose budget tops out below $700,000. 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 The Parisi a good buy? My honest take

The location is about as good as it gets for a condo near Notre Dame, and allowing short-term rentals gives owners flexibility most buildings near campus don't. Those two things are hard to replicate, and they're why I expect this building to hold buyer interest.

What I can't tell you yet is what it will cost to own each month, when it will be finished, or how the association will actually run once owners take over. Those aren't reasons to walk away. They're reasons to ask good questions and read the documents before your deposit goes hard. The buyers who do well with pre-construction are almost always the ones who slowed down at the reservation stage, not the ones who rushed to grab a unit number.

Frequently asked questions about The Parisi

Information in this article is based on developer-published materials reviewed in September 2026 and is deemed reliable but not guaranteed. Floor plans, pricing, amenities, and rental policies are subject to change by the developer. Renderings and layouts are conceptual. Always verify details in the final condominium documents.