Where is The Parisi condo building?

The Parisi is at 1412 South Bend Avenue in South Bend, Indiana 46617, directly across from the University of Notre Dame on the former site of Parisi's Ristorante Italiano. Its north side faces campus and its south side overlooks Frederickson Park.

How much do condos at The Parisi cost?

As of September 2026, published pricing at The Parisi ranges from about $711,000 to $965,000, or roughly $665 to $975 per square foot. Units with Notre Dame views and higher floors are priced at a premium. Pricing is set by the developer and can change.

When will The Parisi be completed?

The Parisi's estimated completion is Fall 2027. Construction timelines can change, so buyers should confirm the current schedule and review the purchase agreement's terms for delays.

How much is the deposit to hold a condo at The Parisi?

Holding a condo at The Parisi takes a $10,000 refundable deposit. Buyers should read the reservation agreement for refund terms and find out when deposits become non-refundable, typically once a purchase agreement is signed.

How many bedrooms do units at The Parisi have?

All 38 residences at The Parisi are two-bedroom condos. Most have two bathrooms, and one floor plan has one bathroom. Sizes range from about 833 to 1,203 square feet.

Which side of The Parisi is quieter?

The south-facing units at the back of The Parisi, overlooking Frederickson Park, are set back from South Bend Avenue and are generally quieter and more private. The north-facing units have the Notre Dame campus view but face busy South Bend Avenue traffic and game-day crowds. All owners share the rooftop terrace, which has campus views.

Are short-term rentals allowed at The Parisi?

Yes, The Parisi is marketed with short-term rentals allowed. Buyers should still confirm the exact rules in the recorded condominium declaration and bylaws and check current City of South Bend short-term rental requirements before relying on rental income.

What amenities does The Parisi have?

The Parisi includes a fifth-floor rooftop terrace with Notre Dame views, a residents-only fitness room, a club lounge with a kitchen and media area, an elevator, one reserved parking space per unit in a gated lot, and optional enclosed private garages wired for EV charging.

Can I use my own real estate agent to buy at The Parisi?

Yes. The on-site sales team represents the developer, but buyers can bring their own agent to represent their interests in new construction. It's best to involve your agent before you sign a reservation agreement.

The Parisi vs. Varsity View: Which New Notre Dame Condo Fits?

by Timothy Vicsik

New Construction | Side-by-Side

The Parisi vs. Varsity View: Two New Condos Near Notre Dame, Very Different Rules

By Tim Vicsik, Broker Associate, Trueblood Real Estate · Updated October 2026

The short answer

Two brand-new condo buildings sit about three blocks apart on South Bend Avenue, and on the brochure they look like cousins: rooftop with a campus view, gym, elevator, walk to the game. Read the fine print and they're built for different owners. The Parisi lets you rent by the night, sells only two-bedrooms and won't be done until fall 2027. Varsity View bans short-term rentals, offers one to four bedrooms at a lower price per square foot, and is much further along. If you know how you'll use the place, the choice usually makes itself.

Side by Side

	The Parisi	Varsity View
Address	1412 South Bend Ave.	1705 South Bend Ave., at Angela Blvd.
Residences	38, all two-bedroom	39, one to four bedrooms, plus one commercial unit
Floor plans	7 plans, roughly 830–1,200 sq ft	12 plans, 866–1,584 sq ft
Published prices	About $711K–$965K (Sept. 2026)	About $516K–$1.03M
Short-term rentals	Marketed as allowed	Banned; six-month minimum lease
Parking	One outdoor space in a gated lot; enclosed EV-ready garages sold separately	One assigned space; covered and covered-secure spaces at a premium; no private garages
Shared amenities	Rooftop terrace, gym, putting green, club lounge with kitchen	Rooftop lounge and terraces, gym, storage lockers, dog run
HOA dues	Not yet published	$395/month per the current purchase agreement, same for every unit
Timeline	Broke ground Sept. 2026; completion targeted Aug. 2027	Estimated completion late 2026 under its purchase agreement
Full guide	The Parisi Condominiums	Varsity View Condominiums

Each building has its own page with live listings, recent sales, floor plans and FAQs. This post is only about how they differ.

The Question That Sorts Most Buyers in 30 Seconds

Before price, before floor plans, before who has the better rooftop: do you need the option to rent it by the night?

If yes, the decision is mostly made. Varsity View's recorded declaration bans Airbnb-style rentals by name and requires six-month leases. The Parisi is marketed with short-term rentals permitted, which is rare for any condo building near campus.

If no, flip the question around: would you rather your neighbors couldn't? Some owners want a game-day home that pays for part of itself. Others want a quiet building where every face in the elevator belongs to an owner or a long-term tenant. Neither is wrong, but these two buildings land on opposite sides of that line.

One caution on The Parisi: marketing copy isn't a covenant. Until you've read the recorded condominium declaration, treat "short-term rentals allowed" as a promise you still need to verify. Also ask who can change the rule after the developer hands the association to the owners. South Bend has its own rental registration rules on top of whatever the HOA permits.

What Your Money Buys

The Parisi is a one-product building. Every unit is a two-bedroom, and all but one plan has two baths. The real choice is direction: north-facing units look across South Bend Avenue toward campus and get the balcony and patio options; south-facing units look over Fredrickson Park, sit farther from traffic and get Juliet balconies only.

Varsity View covers more household types. Most of the building is three-bedroom, but it also has one-bedrooms (the lowest entry price in new construction this close to campus) and a four-bedroom plan, which is rare near Notre Dame.

Per square foot, Varsity View is noticeably cheaper. Working from each developer's published pricing, Varsity View runs roughly in the $600s per square foot, with the four-bedroom lowest. The Parisi's current listings run well higher, mostly in the $700s and $800s. Part of that gap is size: smaller units always cost more per foot, and The Parisi has no large plans to pull its average down. Part of it is what the rental flexibility is worth to the people paying it.

One more wrinkle at Varsity View: dues are split equally, so the one-bedroom pays exactly what the four-bedroom pays. If you're choosing between its small and large plans, that tilts the math toward the bigger ones. The Parisi hasn't published how dues will be split.

Deposits, Resale and Who Runs the HOA

Here the comparison gets lopsided, and it's worth saying why: I've read Varsity View's purchase agreement and recorded declaration line by line. The Parisi's documents aren't public yet. So one column is facts, and the other is a list of questions.

	The Parisi	Varsity View
To reserve	$10,000 refundable hold; read the reservation agreement for refund terms	Refundable reservation deposit
At contract	An additional deposit; amount and schedule not published. Ask whether it's escrowed.	20% if financing; 25% plus 35% at drywall if paying cash. Not escrowed, and may fund construction.
Reselling	Unknown. Ask about any lockout period.	No resale for 18 months without developer consent, and none until every unit has sold once
HOA control	Unknown. Ask when owners take over the board.	Developer controls the board until five years after the last unit sells
Rules that surprise people	Not yet published	No grilling anywhere outside your unit, including the balcony; parking spaces can be reassigned by the board

None of Varsity View's terms is a reason to walk away if you plan to own for years. They're a real problem if you might need to sell early. And the absence of published terms at The Parisi isn't a red flag either; it just means you should get the same answers in writing before your deposit goes beyond the hold. My new-condo HOA checklist covers what to ask.

When Can You Move In?

Varsity View is much further along, with completion estimated for late 2026, and most of the building has already gone pending. The Parisi broke ground in September 2026, and the developer is targeting early August 2027, with move-ins that fall.

That gap matters most to Notre Dame parents. If your student is a junior now, Varsity View could be home for senior year; The Parisi would arrive right as they're moving out. If your student is a freshman, the timing works either way, and you have a year longer to decide. Here's how families are running that math.

Financing Either One

Most units in both buildings are priced above the conforming loan limit, so plan on a jumbo loan, with its own down payment and cash-reserve requirements. Three things work differently here than in an established complex:

• Project approval. Many lenders won't lend in a condo building until it meets their guidelines, and new buildings often have to hit a presale threshold first. Ask your lender early, not after you've signed.

• Short-term rentals get scrutiny. Some lenders look harder at buildings that permit nightly rentals. That can work in Varsity View's favor and against The Parisi, depending on the lender.

• How you'll use it changes the loan. A second home and an investment property get different rates and down payments. Tell your lender the truth about rental plans, especially at The Parisi.

Remember, too, that with no closed sales yet, appraisers have little to lean on in either building. These local lenders know the Notre Dame condo market, and my out-of-state buyer's guide covers closing from a distance.

Taxes and Insurance: Same Rules, Different Results

Indiana caps property taxes at 1% of assessed value for a homestead and 2% for a second home or rental. Both buildings will be mostly second homes, so plan on 2% either way. Insurance is where they split: if you rent your Parisi unit by the night, a standard condo policy may not cover it, so price the right policy before you sign. More on St. Joseph County property taxes and local agents who write condo policies.

So Which One?

Lean toward The Parisi if

• You want the option to rent on football weekends

• A two-bedroom is the right size

• You want an enclosed garage or EV charging

• You can wait until fall 2027

See The Parisi guide and listings →

Lean toward Varsity View if

• You'd rather share the building with owners, not weekend guests

• You need one, three or four bedrooms

• Price per square foot matters most

• You want to move in sooner

See the Varsity View guide and listings →

Or maybe neither

• You might need to sell in a couple of years, or you want HOA history: an established building like Oak Hill has years of sales and an owner-run association.

• You want the shortest walk to the stadium: Eddy Street Commons is about half a mile away, though listings are rare.

• You want another newer building with rental flexibility: Irish Quarter is marked for short-term rentals on my comparison chart. Read its documents just as closely.

• You want to see every option at once: the condo comparison chart lines up the communities near campus by distance, rental rules and more, and the walkability map shows where each one sits.

The Parisi vs. Varsity View: Common Questions

What's the main difference between The Parisi and Varsity View?

Rental rules. The Parisi is marketed with short-term rentals allowed, while Varsity View's recorded declaration bans short-term rentals and requires leases of at least six months. The Parisi also sells only two-bedroom units, while Varsity View offers one to four bedrooms.

Which is cheaper, The Parisi or Varsity View?

Varsity View has the lower entry price, starting around $516,000 for a one-bedroom, and a lower price per square foot. The Parisi's published prices started around $711,000 for a two-bedroom in September 2026.

Which building will be finished first?

Varsity View, with completion estimated for late 2026 under its purchase agreement. The Parisi broke ground in September 2026 and is targeting completion in early August 2027.

Which has better parking?

Both include one parking space per unit. The Parisi offers enclosed private garages with wiring for an electric vehicle charger for an added price. Varsity View offers covered and covered-secure spaces for an added price but no private garages.

Can I use my own agent at The Parisi or Varsity View?

Yes. Both buildings are listed by the developers' brokerage, whose sales team represents the developer. Buyers are entitled to their own agent at either building.

Still Torn Between the Two?

I'm curious which way you're leaning, and what's keeping you from deciding. Is it the rental question, the timing, or the price? Tell me how you'd use the place and how long you'd keep it, and I'll walk you through both price sheets side by side. If neither fits, I'll tell you that too.

Call or Text 574-329-9587 Tim@TimVicsik.com

Tim Vicsik | Broker Associate, Trueblood Real Estate

Varsity View details are from its purchase agreement form and recorded declaration, reviewed October 2026. The Parisi details are from the developer's published floor plans and amenities, MLS listings and local news coverage of the September 2026 groundbreaking. Pricing, terms, rental rules and completion dates are set by each developer and may change; verify everything in your own contract and the recorded condominium documents.