$159,767Average Value$220Average Price per Sq Ft0Homes For Sale
West Washington’s charm lives on through restoration
West Washington is a historic neighborhood in South Bend with deep roots in the past. "Most of the people living on the west side have been here forever, or their families have," says Ashley Hairston, a Realtor and team lead at ANH Realty of Coldwell Banker. "Some people even live in the same houses they grew up in." Laid brick roads, museums and Victorian-era housing keep the neighborhood connected to the past, while projects and grants gear it toward the future. The neighborhood was home to upper-class residents in the late 1800s before many homes were demolished, abandoned or lost to arson when the area faced financial hardships in the middle of the 20th century. Today, initiatives create new housing and bring existing homes back to life in West Washington, the first South Bend neighborhood listed on the National Register of Historic Places.
Housing initiatives and prices that reflect home condition
Bungalows, Victorian Queen Annes, American Foursquares and Prairie-style homes make up West Washington. Most homes are from 1880 to 1920 and range between $70,000 and $240,000, depending on home condition and size rather than style or age. "You can sometimes see the difference in upkeep between a new homeowner's place and one with the same owner for decades," Hairston says. The area's most expensive homes are usually well-kept Queen Anne Victorians with contrasting trim, bay windows, witch's hat turrets and wrap-around porches.
The South Bend Home Repair Program assists homeowners with repairs, and grants are available for low-income residents and first-time buyers. "There are so many projects and rebuilding and restoration initiatives on the west side of the river that it's hard to keep track of them all," Hairston says. In 2016, South Bend Mutual Homes built 24 single-family rental units in West Washington on a stretch of land left empty from demolishing homes beyond repair. The homes are modeled after early-1900s Victorian cottages to match the original older homes nearby.
Late-1800s mansions turned into cultural destinations
West Washington has many museums and historic landmarks, some converted from late-1800s homes and mansions. The Oliver Mansion lets visitors walk through a preserved, 38-room family home with original furniture and décor. Copshaholm House Museum also offers tours and has special events for Christmas displays and antique car shows. The neighborhood also has the History Museum, the Kids First Children's Museum, the Studebaker National Museum and the Civil Rights Heritage Center.
Former homes now serve as restaurants and B&Bs
A few old homes are now bed and breakfasts, including The Oliver Inn Bed & Breakfast and Innisfree Bed & Breakfast. Tippecanoe Place Restaurant was a family home for Clem Studebaker, co-founder of the Studebaker automobile manufacturer. The restaurant serves American cuisine and has a brunch buffet on Sundays. Frankie's BBQ is a family-owned and operated restaurant. Items on the chalkboard menu are erased as the restaurant runs out for the day. Save A Lot is at the neighborhood's southeast corner.
Robotics and makerspace classes start in elementary school
Children may begin learning at Madison STEAM Academy, rated C-minus by Niche. The elementary school has a robotics club, an art club, a makerspace class and an innovation class that encourage hands-on learning with science, technology, engineering, art and math. Jackson Middle School is rated C-minus, and Riley High School earns a B. Saint Joseph Montessori School and Saint Thomas More Academy are private, religiously affiliated schools.
Local parks and centers provide space for sports and play
Martin Luther King Jr. Dream Center was completely renovated and reopened in 2024. The community center has been part of the community since 1973 and offers free memberships for seniors and children. A splash pad, basketball court, indoor track, fitness center and computer lab are just some features in the 40,000-square-foot space. Youth and adult soccer leagues play at Kroc Center Soccer Field, and basketball players play pick-up south of the train tracks at Pulaski Park.
Walkable streets and bus routes connect to city essentials
The area is moderately walkable with ample sidewalks and everyday necessities nearby. Transpo buses run along Western Avenue and West Washington Street. Memorial Hospital is about 1 mile northeast in downtown South Bend, and South Bend International Airport is less than 3 miles northwest.
West Washington receives a CAP Index Crime Score of 7 out of 10, while some scores in individual crime categories are as high as 9.
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.
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Interested in learning more about homes in this area?
Reach out to
Dennis Bamber,
an experienced agent in this neighborhood.
Parks in this Area
Howard Park Ice Rink
Kennedy Park
Transit
Airport
South Bend International
17 min drive
West Washington Demographics and Home Trends
On average, homes in West Washington, South Bend sell after 103 days on the market compared to the national average of 70 days. The median sale price for homes in West Washington, South Bend over the last 12 months is $156,200, down 62% from the median home sale price over the previous 12 months.
Welcome to a rare and remarkable opportunity in South Bend's historic West Colfax. A turn-of-the-century Swiss chalet built in 1903 by Francis Keefer for Studebaker executive Horace Kauffman. A true Indiana landmark, this architectural masterpiece has been lovingly maintained and thoughtfully restored, blending timeless character and modern convenience. Behind its charming facade, you'll discover
Charming 5-Bedroom Home in South Bend’s Historic District – Ideal for Duplex or Airbnb! Step into timeless beauty with this spacious 5-bedroom, 2-bath home located in the heart of South Bend’s sought-after Historic District. Featuring two fully equipped kitchens, this unique property is perfect as a duplex or a dual-unit Airbnb—ideal for investors, multi-generational living, or anyone looking to
New Listing 2 family duplex 839 & 841 W. Colfax St South Bend. In historic near west side neighborhood, 3 bedrooms up, 1.5 baths, identical layouts on both side with partially open staircase to upper bedroom level. Just 4 minutes from Memorial hospital and 9 minutes to Notre Dame . Many Possibilities here!
Interested in learning more about homes in this area?
Reach out to
Dennis Bamber,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
1,942
Median Age
32
Population under 18
33.8%
Above the national average
23.8%
Population over 65
12.2%
Below the national average
19.1%
Finances
Median Household Income
$28,768
Significantly below the national average
$71,702
Average Household Income
$40,020
Education and Workforce
High School Graduates
82%
Below the national average
89.1%
College Graduates
26.2%
Below the national average
34.1%
Advanced Degrees
14.9%
% Population in Labor Force
58.4%
Weather
Annual Precipitation
40''
Average Winter Low Temperature
17°F
Average Summer High Temperature
82°F
Annual Snowfall
28''
Area Factors
Bikeable
Bike Score®
67/ 100
Car-Dependent
Walk Score®
44/ 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.
