$137,889Average Value$82Average Price per Sq Ft1Home For Sale
Student-friendly living south of Ball State University
Just south of Ball State University and Indiana University's Health Ball Memorial Hospital, the residential neighborhood of Westside features single-family homes occupied primarily by university students and staff. The neighborhood has a mix of local and chain restaurants plus a few popular bars and a Pay Less Super Market just a block away. Westside Park sits along the White River and borders the neighborhood to the south, providing scenic green space and access to the White River Greenway, a 6-mile trail that connects to downtown Muncie.
Many houses in Westside feature front porches to enjoy the outdoors on sunny and rainy days.
The White River borders Westside on the south.
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Walk to Ball State University and IU Health Ball Memorial Hospital
Westside is a pedestrian-friendly neighborhood that is home to IU Health Ball Memorial Hospital and is also less than half a mile from Ball State University. It takes about 15 minutes to walk to either. Downtown Muncie is less than 2 miles away, and it's easy to get there by biking along the White River Greenway or taking the MITS bus. When traveling out of town, residents fly out of the Fort Wayne International Airport, 70 miles away, or the Indianapolis International Airport, 73 miles away.
Many students who live in Westside walk to class.
Ball Memorial Hospital staff & students appreciate the short walk or bike ride.
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Bungalows and American Foursquares in a fast-moving housing market
Westside is a primarily tenant-occupied neighborhood south of Ball State University (BSU), heavily occupied by BSU students and staff. Its housing is mostly early 20th-century single-family homes, primarily bungalows and American Foursquares featuring wooden siding painted in neutral tones of white, gray and beige. Homes here are small, with an average size footprint of about 1,500 square feet, and they sell quickly, after an average of 17 days, which is nearly two times faster than the national average. Home values here are on par with the average for Muncie, and sales prices range from roughly $100,000 to $200,000.
Because of its proximity, many Ball State University students rent American Four Square homes in Westside.
Westside offers many different styles of homes including bungalows.
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Restaurants, bars and The Village Revitalization Plan
Westside has restaurants within the neighborhood – local spots like Honey Beez Pancake House and Puerto Vallarta Mexican Restaurant alongside chains like Pizza King, Dunkin' and 7 Brew Coffee. Less than half a mile west, Pay Less Super Market provides convenient access to low-cost groceries. Just east of the neighborhood, The Village shopping center is undergoing a revitalization anchored by the construction of a new performing arts center. "The Village is a two- or three-block area with restaurants, shops and bars. Any major university has one of these commercial districts, but the one near BSU has been struggling," says BSU professor Jennifer Erickson. "The president of BSU has made it his mission to revitalize it by putting in a nice hotel with a rooftop bar and more commerce. We want places in the area that serve students, faculty and staff. We've been advocating hard for that. We'll see what happens." On the neighborhood's south end, along the White River, Room 5 Piano Bar is a former dance hall turned bar, where patrons can enjoy a drink while watching piano players perform. Big Shots Pub is also nearby and is known for its pool tables and cheap food and drinks.
Honey Beez Pancake House is a local favorite in Westside.
As one of Westside's hidden gems, Room 5 Piano Bar sits in White River Plaza.
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Westside Park and the White River Greenway
Westside residents can walk to Westside Park, a neighborhood green space at the foot of the White River. The park has a wooden playground and a gaga ball pit for kids, plus basketball courts and a picnic pavilion. The nearly 6-mile White River Greenway runs through the park along the river, creating a peaceful ambiance where residents can walk, jog or bike along the water, connecting them to downtown Muncie.
There's nothing like a good run, walk, bike ride, or book along the White River in Westside.
Bikers appreciate easy access to White River Greenway in Westside..
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Muncie Community Schools and St. Michael Catholic School
Since Westside is half a mile south of Ball State University, most residents are students and staff. Ball State University has a student population of nearly 20,000 and students pursue a variety of majors, with most focusing on a degree within the liberal arts. Indiana University also has one of its nine medical campuses here, which offers medical education and training.For those with children can send their kids to Muncie Community Schools. The neighborhood is zoned to West View Elementary, Northside Middle and Muncie Central High. West View and Northside have C-plus ratings on Niche, and Muncie Central High School receives a B-minus. West View Elementary is less than a mile from the neighborhood, so some students can walk to school here, while Muncie Central High is a 2-mile or 12-minute bike ride away just up the White River Greenway. Muncie Central High also has a JROTC program and offers dual enrollment through Ivy Tech Community College. The neighborhood is also home to St. Michael Catholic School, which enrolls kids preschool-aged through eighth grade and has not yet been rated on Niche.
Muncie Central High School welcomes new students from Westside.
St Michael Catholic School sits across the street from Ball State University and is a private, religious option for students in Westside.
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Crime
Westside has a 6 out of 10 CAP Index crime score, which is above the national average of 4.
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
Are you familiar with the Westside neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Westside
US
Homicide
7
4
Sexual Assault
5
4
Assault with Weapon
6
4
Robbery
5
4
Burglary
7
4
Motor Vehicle Theft
7
4
Larceny
5
4
Crime Score
7
4
Source: WhatIsMyCrimeRisk.com
Westside Demographics and Home Trends
On average, homes in Westside, Muncie sell after 27 days on the market compared to the national average of 56 days. The median sale price for homes in Westside, Muncie over the last 12 months is $126,000, down 1% from the median home sale price over the previous 12 months.
Long term tenant in this investment property. Currently leased for $925 a month on a month to month basis. Property is close to BSU and IU Health. Current rent is below market rate. This property can generate instant cash flow. This property is part of a potential 5 property package with 1600 W Adams St., 216 S Dill St., 1623 N Janney Ave., 512 S Talley Ave., 1602 W Adams St.
Nice investment property across from White River! This 2 Bedroom home has the perfect location near BSU, the Hospital, and Walking trails! The two-story home features the living space upstairs and the two-car garage downstairs. Features include Vinyl Plank flooring throughout and an open Living area and Kitchen. There is a large front yard and parking in back. All appliances are included. Great
Minutes from BSU campus or IU Health Ball Memorial Hospital!!**Apply today! This home has everything!** 3 bedroom/1 bathroom home with an updated bathroom, washer and dryer hookups (washer and dryer not included), fenced in backyard, and two car garage. Pets are accepted!Utilities are the responsibility of the tenant.
This home is available now! This 2 bedroom, 1 bathroom home is located just a short walk away from Ball State's campus and The Village! It comes with a spacious kitchen and a large backyard. Appliances include a stove, refrigerator, and washer/dryer in the unit.Call us today to schedule a tour!
$1,800 per month
Next-Level Student Living | 3,000+ Sq Ft 4BR Home Steps from Ball State – Pre-Lease Now!
!! Now leasing for the 2026–2027 academic year — secure your spot before it’s gone !!?Step into a rare find near Ball State University — a sprawling 4-bedroom, 2-bathroom home offering over 3,000 square feet of space designed for the ultimate student lifestyle. This isn’t your average rental — this is your group’s home base for the entire school year.?From the moment you walk in,
$1,344 per month
***Relax, Entertain, and Feel at Home on W Jackson Street***
Welcome to 2105 W Jackson Street, a charming 3-bedroom, 1-bath home in Muncie, IN. Featuring brand-new plank flooring, this spacious home blends modern touches with classic charm. Enjoy a large yard and deck, perfect for entertaining or relaxing outdoors. Inside, a bright bay window creates a cozy reading nook and fills the living space with natural light. This home offers comfort, character, and
This spacious 4-bedroom, 2-bath home is ideally located just steps from Ball State University. Inside, you’ll find a full kitchen and generously sized closets throughout, offering plenty of storage. The home comes equipped with a stove and refrigerator, along with washer and dryer hookups for added convenience. With ample living space and an unbeatable location near campus, this home is perfect
This spacious 4 bedroom, 2 bathroom house is located a short walk away from Ball State's campus and The Village. It comes with open-concept shared living spaces, plenty of windows for natural light, a large, fenced backyard perfect for outdoor entertaining, and a basement for extra storage. Appliances include a stove, refrigerator, and washer/dryer.Call us today to schedule a tour!
$1,850 per month
5 bedroom, 2 bath house - Available for the 2026/2027 lease term!
Now available for the 2026/2027 lease term!This 5 bedroom, 2 bath home offers convenient access to Ball State campus, nearby public transportation, shopping, dining, and local amenities. The property provides practical living space with included appliances: washer, dryer, stove, refrigerator, and dishwasher.$1850 per month, offering a budget-friendly option in a great
$1,725 per month
PRELEASING for AUGUST! Convenient Campus Living | 4BR with Fenced Yard & Covered Parking
This charming 4-bedroom, 2-bath home is ideally located within walking distance of Ball State University and The Village. Inside, you’ll find unique wood detailing, spacious bedrooms, and built-in dining room seating that adds character and functionality. The home also features a fenced-in yard and covered parking for added convenience. A full suite of appliances is included—stove, refrigerator,
2 bedroom 1 bath house close to campus and IU Health Ball Hospital. 1/2 block to the White River Greenway. Bathroom remodeled in 2024, new flooring in 2025, Central Air conditioning, washer and Dryer in unit. Available August 2026.
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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.
