Trueblood Real Estate | Notre Dame Condo Guide
New London Lake Condominiums
Eighty homes around a private lake, a walk from the stadium, with a rulebook that means exactly what it says.
| LocationBridgeview Trail off N. Ironwood Dr., South Bend, IN 46637 | To the StadiumAbout 1.2 miles; 25–30 min walk to Gate A | Size & Age80 homes: 32 townhouses, 48 apartments; built in phases starting 1972 |
| AmenitiesPrivate lake, pool, clubhouse, basic cable | OccupancyOwner-occupied; leasing only with board approval | Short-Term RentalsNo |
Read This First
The Notre Dame Condo That Isn't for Notre Dame Students
On paper, New London Lake looks like the obvious answer for a Notre Dame family: a walkable mile from the stadium, a lake out the back window, prices well below what you'll pay closer to Eddy Street. Then you read the by-laws.
Since 2005, the association's by-laws have said that no resident may be between the ages of 18 and 25 unless they live with at least one parent who is also a full-time resident. The board decides who counts as full-time, and it can look at tax returns, vehicle registration and voter registration to do it.
Add the other rules (owner-occupied, single family only, no lease without board approval) and the picture gets clear fast. This isn't a place to buy a condo for your undergrad, or a place to rent to one. It's a place for people who plan to live here, and that's exactly why a lot of owners chose it.
Why this matters before you tour: every buyer signs an Intent to Purchase form acknowledging the age rule, the single-family rule and the leasing rules. Find out now whether your plan fits, not at the closing table.
Townhouses vs. Apartments, Side by Side
| Townhouses (32) | Apartments (48) | |
|---|---|---|
| Layout | Two stories, living on the main floor, bedrooms upstairs | Single-level flats on the first or second floor |
| Bedrooms | Typically 3, with a cathedral-ceiling loft | 1, 2, or 2 plus a den |
| Approx. size | About 1,450 sq ft | Two-bedrooms run about 1,100 to 1,330 sq ft |
| Garage | Attached, about 20 by 24 feet | An assigned garage in a separate building |
| Neighbors | On either side, none above | Shared entry hallway; upstairs or downstairs neighbors |
| Monthly HOA | Highest tier | Three tiers by size (see the HOA section) |
| Recent sales | Mostly in the $300s | Mostly in the $200s |
Prices move. The live listings and closed sales below are the real numbers; that row is just for orientation.
What You're Actually Buying
New London Lake went up in phases beginning in 1972, so you're buying a home with fifty-plus years of history. The good news is that the owners voted to spend real money on that history. A special assessment program the association called SPACE, finished in 2023, paid for new siding on every building, rebuilt retaining walls around the lake, new drainage, a new in-ground irrigation system and repaved roads. That's most of the expensive outside work a buyer usually worries about in a complex this age.
Inside, it's a different story from unit to unit. Some kitchens have quartz and new cabinets; some still look like the year the building was finished. A few things are true of all of them:
• No gas. There's no gas line to any home; the only gas on the property is at the clubhouse and pool shed. Everything runs on electric, so ask for a year of electric bills.
• Windows and patio doors are yours. The owner pays to repair or replace exterior windows, glass doors, screens and storm doors, and the board has to approve the replacement so the buildings stay consistent.
• Garage doors are split. The association handles the door panels. The opener, springs and hardware are on you.
• Upstairs flats come with a flooring rule. Second-floor apartments must have wall-to-wall carpet everywhere but the kitchen and baths, over a half-inch sound-deadening board. Hard flooring takes a written request and a board vote. If you're picturing luxury vinyl plank throughout, ask first.
Who New London Lake Fits (and Who It Doesn't)
The downsizer who wants a community, not just a condo
You're trading the house and the yard for a lake view, a pool in summer, a clubhouse for the family party, and neighbors who own their homes and plan to stay. Someone else mows, plows and paints.
Faculty, staff, or a grad student 26 or older
You'd rather own than rent, and a short drive (or a long walk) to campus suits you. A two-bedroom flat with a garage is one of the more affordable ways to own this close to Notre Dame.
The alum who comes back for every home game
The association asks buyers whether they'll live here full-time or part-time, so a second home you use yourself is on the table. You get a walk to Gate A, a garage for the car, and a place to land that isn't a hotel at game-weekend rates. Just don't plan on renting it out between visits.
Probably not a fit if…
You're buying for a student under 26 who'll live there without you, you want a roommate setup, or the plan depends on rental income of any kind. The documents rule out all three, and I'd rather say so now than after you've fallen for the lake view.
Live from the MLS
What's Available at New London Lake Right Now
With only 80 homes and owners who tend to stay, there may be one listing here or none. When something shows up, it usually doesn't sit long.
- 1/29 29
2 Beds 2 Baths 1,333 SqFt$249,000Active1934 Bridgeview Trail apt C TRL, South Bend, IN 46637
Listed by Gene Buczynski of Cressy & Everett - South Bend
Condo
Before You Fall for a Listing, Ask Three Questions
Townhouse or apartment? A 1,333-square-foot listing is a flat; a 1,454 is almost always a townhouse. They're priced, and assessed, differently.
First floor or second? First floor means a patio and no stairs. Second floor means no one overhead, but carpet is the rule unless the board has approved something else. Ask whether it did.
Does it face the water? Lakeside units are the ones listing agents photograph first, and buyers pay for that view. Check the patio photo before you compare prices.
Closed Sales
What's Actually Sold at New London Lake
Asking prices are wishes. Sales are facts. Here's how to read the ones below without fooling yourself:
Separate townhouses from flats first. Averaging a three-bedroom townhouse with an attached garage against a two-bedroom flat gives you a number that describes neither.
Then look at the dates. With 80 homes, a single year might bring only a handful of sales. A sale from three years ago tells you less than it seems.
Then read the photos. The gap between an original kitchen and a redone one can be tens of thousands of dollars in a building this age. When one sale lands well below its neighbors, find out why before you treat it as the going rate.
Recent New London Lakes Sales
1935 New London apt A CT #3, South Bend, IN 46637-5457
2 Beds2 Baths1,333 SqFt
The HOA: What the Monthly Fee Actually Covers
New London Lake publishes its fee schedule, which most associations near campus don't. The fee is set by unit type. Here's the schedule the association posted for its September 2024 through August 2025 fiscal year:
| Unit Type | Monthly Fee (FY 2024–25) |
|---|---|
| Townhouse | $365.94 |
| 2 bedroom + den | $286.29 |
| 2 bedroom | $267.74 |
| 1 bedroom | $237.25 |
The budget is voted on at the annual meeting on the first Monday in October, and the new fee starts November 1. Always confirm the current year's number for the unit you're considering.
|
The fee covers Basic cable TV • insurance to replace the structure • roof repairs • exterior painting • trash removal • lawn care • snow removal • the pool • the clubhouse • outdoor lighting • the in-ground irrigation system • on-site staff (a full-time property manager and maintenance person, plus part-time maintenance and office help) |
You pay separately Water • electric (which heats the home) • internet • cable upgrades • insurance on your unit's interior • exterior windows, glass doors and screens • garage door openers and hardware |
The questions that matter more than the fee
Two lines in the by-laws are worth knowing before you buy. First, the board can levy a special assessment without an owner vote. Second, the board can sign contracts up to $15,000 on its own; anything bigger needs owner approval or has to be in the budget owners passed. Neither is unusual, but together they mean the reserve fund is what stands between you and a surprise bill. Ask for:
• The CPA-audited financial statement. The by-laws require one every year, which is a better standard than many associations hold themselves to.
• The reserve fund balance and what it's earmarked for
• Whether any SPACE installments are still outstanding on the unit
• The minutes from the last annual meeting, where the budget and any upcoming projects get discussed
Not sure how these fees stack up? Here's how HOA fees compare across Notre Dame-area communities.
The Rules That Surprise Buyers
The board keeps a written log of every policy it's adopted since 1980, from the wind-chime ban to the fine schedule. Most of it is what you'd expect. These are the ones people ask me about after they've already made an offer:
• "Single family" has a definition. The board spelled it out in 2007: a married couple, a parent and children, dependents you can claim on your tax return, and close blood relatives. Two unrelated friends splitting a unit doesn't qualify.
• Guests are limited to 30 days unless the board approves a longer stay. Children under 14 need an adult resident with them anywhere on the grounds.
• Pets are welcome, within limits. Up to three common household pets per owner, a $100 deposit, a leash no longer than six feet, and zero tolerance for aggression: one aggressive incident toward a person is enough.
• Boats, campers, trailers and trucks have to live in the garage. That's the by-law's wording. If you drive a pickup, ask the board how it applies before you buy.
• The lake is for looking and fishing, not swimming. Guests can fish if an owner is with them.
• The office keeps a key. Every owner has to leave an emergency access key on file.
• Fines escalate. A first violation gets a warning letter. By the tenth, the fine is $3,000. The board adopted that schedule in 2017 and has used it.
Can You Rent It Out?
Plan on no. The by-laws limit occupancy to the owner or the owner's immediate family, and no lease of any kind is allowed without the board's prior written consent. Board policy caps an approved lease at one year. The board has also required an owner to remove a student renter.
Football-weekend rentals are out of the question. If there's any chance your plans change and you'd need to rent the home for a stretch, have that conversation with the board before you buy, not after.
Property Taxes
New London Lake is in St. Joseph County, inside the South Bend Community School Corporation. Indiana caps property taxes at 1% of assessed value for a homestead and 2% for a second home, so the same unit can carry a very different tax bill depending on whether you live in it full-time.
If it'll be your game-day second home, plan on the higher number. Here's how St. Joseph County property taxes work.
Game Day from New London Lake
At about 1.2 miles, this is a real walk-to-the-game address. Figure 25 to 30 minutes on foot to Gate A, which is a pleasant walk in September and a brisk one in November.
The bigger perk is coming home. You leave the car in your own garage, skip the parking-lot exit line, and come back to a quiet, owner-occupied street instead of a tailgate. And if the family comes in for the weekend, the clubhouse seats about 50, has a full kitchen and grills, and owners get it free once a year.
More on parking, timing and the walk in the Game Day Essentials guide.
New London Lake: Questions Buyers Ask
How far is New London Lake from Notre Dame Stadium?
New London Lake Condominiums, off North Ironwood Drive in South Bend, IN 46637, is about 1.2 miles from Notre Dame Stadium, roughly a 25- to 30-minute walk to Gate A.
Can I buy a New London Lake condo for my Notre Dame student?
Generally not if the student is between 18 and 25 and will live there without you. The by-laws bar residents in that age range unless they live with at least one parent who is a full-time resident, and occupancy is limited to the owner or the owner's immediate family.
What does the New London Lake HOA fee include?
The fee covers basic cable, insurance on the structure, roof repairs, exterior painting, trash, lawn care, snow removal, the pool, the clubhouse, outdoor lighting, irrigation and on-site staff. Owners pay their own water, electric, internet and interior insurance. Fees are set by unit type; for the 2024–25 fiscal year they ranged from $237.25 for a one-bedroom to $365.94 for a townhouse.
Can you rent out a unit at New London Lake?
New London Lake is an owner-occupied community. Any lease requires the board's prior written consent, approved leases are limited to one year, and short-term or football-weekend rentals are not permitted.
Are pets allowed at New London Lake?
Yes. Owners may keep up to three common household pets with a $100 deposit. Pets must be leashed on a lead no longer than six feet, owners must clean up after them, and aggressive pets are prohibited.
Do New London Lake condos have garages?
Yes. Townhouses have an attached garage, and apartment owners have an assigned garage in a separate building.
If New London Lake Isn't Quite Right
Sometimes the best thing a page can do is send you somewhere else. Depending on what ruled it out:
• You're buying for your student: Irish Crossings and Irish Quarter are both closer to the stadium and built with more flexible ownership in mind. Here's the rent-versus-own math for ND parents.
• You want a shorter walk: Oak Hill is under a mile from the stadium, at a higher price per square foot.
• You want water views at a lower price, and don't mind the drive: North Shore Club sits on wooded acres along the St. Joseph River, about 2 miles out.
• You want to see everything at once: The comparison chart lines up 30 communities by distance, rental rules and more.
Does Your Plan Fit New London Lake?
That's usually a five-minute conversation. Tell me who'll live there and how you'll use it, and I'll tell you whether the documents work for you. If they don't, I'll point you to a place where they will.
See Current Listings & Sales 574-329-9587
Tim Vicsik | Broker Associate, Trueblood Real Estate | Tim@TimVicsik.com
