$160,580Average Value$224Average Price per Sq Ft0Homes For Sale
Where local businesses bloom
Westside Village is an ideally situated neighborhood — particularly for businesses — in northwest Kokomo. The area is heavily trafficked due to its proximity to multiple subdivisions and Ascension St. Vincent Hospital. The only issue? For years, this neighborhood had an identity, but no name. “Businesses dubbed the area Westside Village,” says Charise Goodnight, Realtor with RE/MAX Realty One. “They had markers placed and called it ‘Westside Village.’” Residents may simply call the neighborhood “convenient.” Neighborhood houses are close to the hubbub along Sycamore Street and Dixon Road, but not in the midst of it, tucked away inside a tree-lined subdivision off the main roads.
The Westside Village is known for having the only 4 lane intersection in Kokomo.
The Westside Village is a suburban mix of industry and quiet residential streets.
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Northwest Kokomo's busiest intersection
Westside Village is near the intersection of Dixon and Sycamore, the only four-lane roads in northwest Kokomo. Ascension St. Vincent Hospital is the most prominent Westside Village landmark, so residents should be prepared for ambulance and helicopter sounds. The Kokomo City Trolley Blue Line runs along Sycamore Street towards downtown and Kokomo’s east side.
Locally sourced and freshly baked
“Kokomo is very big on flavored sodas,” says Amy True, managing owner/broker of True Realty. "It's a great place to be if you love fountain drinks." This theory can be proven at Coffee Junkiez, which has a creative array of soda fountain selections in addition to its coffee and tea menu – marshmallow-infused flavors such as Bermuda Mt. Dew, Smurf on a Cloud and Puff the Magic Dragon. Windmill Grill is another unique standout among Westside Village’s many dining choices. The restaurant’s produce and eggs all come from a farm just south of the neighborhood on Dixon Road. Other favorites include The Filling Station Bar and Grill, built in a former service station, and J. Edwards Gourmet, a chocolate shop and bakery specializing in cakes and cupcakes. For groceries, there is a Kroger on Dixon Road.
Kroger, on North Dixon Rd. , is the largest grocery store in The Westside Village.
Big Ben Coffee is a big deal to residents of The Westside Village.
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Walk the dog with excellence
Mehlig Dog Park, the first of its kind in The City of Firsts, is just outside Westside Village along the Cloverleaf Rail Trail and Wildcat Creek Walk of Excellence. The Walk of Excellence leads towards Foster Park and Downtown Kokomo, which are a mile away. Foster Park, named after town founder David Foster, is Kokomo’s signature park. Located on the north banks of Wildcat Creek, the park hosts many city events. It’s also home to the Kokomo Arts Pavilion, basketball courts, tennis courts and a skate park.
Mehlig Dog Park offers Westside Village residents a safe and fun place to let their dogs play.
Early morning walkers enjoy the Cloverleaf trail, off of Westmoreland Ave.
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Close to Haynes Apperson festivities
Kokomo’s signature park hosts the city’s signature event the final weekend of each June: the Haynes Apperson Festival. The festival commemorates the Haynes Apperson automobile – America's first successful gasoline-powered car, which was manufactured here in 1896. Naturally, the festival includes a parade and car show with vintage models. It’s also where Kokomo holds its annual fireworks show. On top of that, there’s an Olympic-like sports festival that features everything from a 5K race to 3-on-3 basketball and a pole-vaulting competition. “It’s usually packed,” Goodnight says. “And they have great food vendors. People like to go check out the different food vendors.” Kokomo Arts Pavilion also hosts the weekly Kokomo Summer Concert Series.
Local limestone prominently displayed
Ranches are the predominant housing style in Westside Village, and they don’t lack variety in terms of building materials. There’s a mix of houses with vinyl siding, Indiana limestone, stone-and-vinyl siding, and brick exteriors. Prices range from around $80,000 to just over $200,000.
Rows of ranch homes are common in The Westside Village area.
The morning sun illuminates a pretty ranch on a quiet street in The Westside Village.
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Specialized elementary options
Students living in Westside Village are zoned to attend Pettit Park Elementary, which receives a C-rating on Niche. However, they can also apply to two elementary schools closer to the neighborhood: Wallace School of Integrated Arts or Lafayette Park International Academy. B-plus-rated Wallace emphasizes music and visual arts, while C-rated Lafayette Park is an authorized International Baccalaureate World School. Middle schoolers can attend C-rated Bon Air Middle or apply to B-minus-rated Central Middle. All city high schoolers are zoned to attend C-plus-rated Kokomo High.
Bon Air Middle School has a 12 to 1 student to teacher ratio.
Wallace Elementary School has 398 students in attendance.
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An active tornado history
In a neighborhood lacking basements or cellars, tornado season is a time to remain alert to forecasts. A total of 27 tornadoes have touched down in Howard County since 1951.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Andy Hardie,
an experienced agent in this neighborhood.
Parks in this Area
Mehlig Dog Park
Mehlig Park
Crime and Safety
1 - Low Crime, 10 - High Crime
Westside Village
US
Homicide
4
4
Sexual Assault
7
4
Assault with Weapon
6
4
Robbery
5
4
Burglary
6
4
Motor Vehicle Theft
4
4
Larceny
7
4
Crime Score
6
4
Source: WhatIsMyCrimeRisk.com
Westside Village Demographics and Home Trends
On average, homes in Westside Village, Kokomo sell after 39 days on the market compared to the national average of 70 days. The median sale price for homes in Westside Village, Kokomo over the last 12 months is $469,950, down 17% from the median home sale price over the previous 12 months.
How does a 4 bedroom, 2.5 bath, newly remodeled home sound? Move right into this beautiful home featuring a nice-sized living room and over-sized family room. Master suite with walk-in closet, 2 car detached garage and fully fenced in back yard. This home has newer vinyl siding, porch, 6" gutters, vinyl windows, electrical panel and riser, kitchen cabinets and countertops, appliances, updated
Great location offering 14.21 acres. Potential multifamily or residential development next to the walking trails, close to downtown, and all of the amenities downtown offers.
Interested in learning more about homes in this area?
Reach out to
Andy Hardie,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
672
Median Age
45
Population Density
6 ppl/acre
Population under 18
15.2%
Below the national average
23.8%
Population over 65
24%
On par with the national average
19.1%
Finances
Median Household Income
$63,448
Below the national average
$71,702
Average Household Income
$65,389
Education and Workforce
High School Graduates
84.2%
College Graduates
15.2%
Below the national average
34.1%
Advanced Degrees
3.8%
% Population in Labor Force
53.5%
Below the national average
65.1%
Weather
Annual Precipitation
44''
Average Winter Low Temperature
17°F
Average Summer High Temperature
84°F
Annual Snowfall
4''
Area Factors
Bikeable
Bike Score®
57/ 100
Somewhat Walkable
Walk Score®
62/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
