$104,578Average Value$62Average Price per Sq Ft6Homes For Sale
Below-average home prices 2 miles west of South Bend
Westside attracts a lot of first-time homebuyers with home prices that are lower than the regional average. "This is a heavy rental community, but recently, some of the renters have realized that they have buying power," says Real Estate Broker Amy Bevier, who sells property in the neighborhood with Integrity Real Estate Investors. In addition to houses from the early 20th century, the neighborhood has a wide selection of authentic Latino restaurants and several small markets. Western Avenue, along the community's northern border, takes commuters downtown. "I lived on the Westside for 20 years, and the neighborhood has improved a lot since I first moved there, especially on Western Avenue," says Realtor Carmen Ramirez Montenegro, who sells houses in the neighborhood with Collins & Company Realtors. Westside residents can also walk to the recently renovated Pulaski Park.
Westside's side streets are larger arranged into loose grids oriented in cardinal directions.
Compact ranches feature larger front lawns in Westside than neighborhoods closer to the city.
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Abundant Latino cuisine and retailers
The neighborhood is filled with Latino dining options, mostly along Western Avenue. Patrons of Rincón Huasteco wash down tostadas and beans with cold bottles of Jarritos. Taqueria Chicago specializes in tacos and burritos. Down the street, fresh pastries are available at La Central Panaderia, which filled the space of a former Polish bakery. Locals enjoy ice cream mixed with fruit at Los Tres Mangos De Michoaca. On Ford Street, Jeannie's Tavern prides itself on its relaxed atmosphere, strong cocktails and drag entertainment. Nearby, Juan Camaney serves Salvadoran dishes in a bright orange building with checkerboard floors. "I only buy my pupusas at Juan Camaney," Montenegro says. Bonitas Boutique and Western Wear, on Western Avenue, sells boutique clothing like dresses, leather boots and cowboy hats. There is a Dollar General on the neighborhood's northern border. A Kroger and a Martin's Food Market are about a mile west. Tienda Santa Rosa on Walnut Street offers Mexican goods like imported foods and handmade crafts.
Los Tres Mangos de Michoacán offers dozens of traditional Mexican ice cream flavors in Westside.
Huichi Rincon Huasteco serves up tasty tacos and cold Jarritos to hungry Westside diners.
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Housing mainly developed between the 1910s and '50s
Most properties have enough yard space for sheds, and some backyards even have detached garages. The neighborhood's 1940s vinyl-exterior ranch-style homes are valued as low as $60,000, and 1970s brick-exterior ranch-style houses are valued as high as $180,000. Bungalows from the 1920s are valued between $55,000 and $130,000. Craftsman-style bungalows built in the '40s and '50s are valued as high as $130,000. Four squares from the 1910s and '20s are valued between $75,000 and $150,000. Houses at the higher end of the neighborhood's price range have typically been renovated. "These older homes tend to require more upkeep," Bevier says. Some noise comes from Western Avenue, bordering the neighborhood to the north, and the train tracks, which border the neighborhood to the southeast.
Bungalow homes are a common home style found throughout Westside's quiet streets.
Foursquare homes offer a larger floor plan to those looking for more space in Westside.
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Historic St. Adalbert and community events
One of the neighborhood's major landmarks is the century-old St. Adalbert Catholic Church at the corner of West Huron and South Olive streets. Originally founded by Polish immigrants, the church now conducts mass in English, Polish and Spanish. Thanks to a preservation grant, the historic church should be renovated in the coming years. As the neighborhood and Western Avenue have undergone similar improvements, a group called West Side South Bend has organized community lunches and festivals to celebrate the community's diversity and promote local businesses. To the east, South Bend hosts festivals and events for all ages. Each August, the Michiana Renaissance Festival at the Joe County 4H Fairgrounds has vendors, jousting, swordplay and a royal court. The South Bend Pride Festival each June has a beer garden, food vendors and performances at Potawatomi Park.
South Bend Community School Corporation magnet schools
Many children can walk to Harrison Elementary School at the neighborhood's northwest corner. The school serves prekindergarten through fifth grade and requires students to wear a uniform. Navarre Middle School is 1-½ miles to the neighborhood's west via Ford Street. Both schools have C-minus Niche ratings. Less than a mile north of the middle school, Washington High has a B-minus Niche rating and a 62% graduation rate. All three schools are part of the South Bend Community School Corporation magnet program. The neighborhood is about 3-½ miles southwest of the University of Notre Dame, which has about 9,000 undergraduates and 4,200 postgraduates. U.S. News & World Report ranks Notre Dame in the top 20 of American Universities.
Washington High School has a B-minus from niche and offers fun clubs like video game club.
Madison STEAM Academy in South Bend, IN.
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Pulaski Park and baseball games at Mathys Little League Park
Pulaski Park is within walking distance on the neighborhood's eastern border. The park, which received a $1 million makeover in 2020, has a playground, a splash pad, irrigated soccer fields, basketball courts and a shelter. Phillip St. Clair Park, just 1-½ miles southwest, is home to Mathys Little League Park and Byers Softball Complex. It also has tennis courts and a playground. A mile to the neighborhood's south, the Ice Box Skating Rink holds youth hockey matches and figure skating competitions.
Both women's and co-ed leagues play regularly at Phil St Claire Park's softball complex.
A modern playground invites local kids to climb on geometric shapes at Pulaski Park.
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Getting around South Bend
There are public bus stops along West Sample Street, on the neighborhood's south end, and Western Avenue, on the neighborhood's north end. The streets are lined with sidewalks, allowing folks to walk to dining options. South Bend International Airport is about 3-½ miles northwest via South Olive Street and U.S. Route 20. Downtown Chicago is 90 miles northwest via Interstate 90.
Bus lines one Western Ave provide direct public transit to downtown South Bend from Westside.
South Bend International Airport brings travelers to and from the state just east of Westside.
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
6
4
Sexual Assault
6
4
Assault with Weapon
6
4
Robbery
6
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
5
4
Crime Score
6
4
Source: WhatIsMyCrimeRisk.com
Westside Demographics and Home Trends
On average, homes in Westside, South Bend sell after 33 days on the market compared to the national average of 56 days. The median sale price for homes in Westside, South Bend over the last 12 months is $118,000, up 69% from the median home sale price over the previous 12 months.
More room than you might expect awaits inside this 3-bedroom, 1-bath brick home. The main level offers a spacious living room, eat-in kitchen, bedroom, and full bathroom. Two additional bedrooms are located upstairs, while the large lower-level recreation room provides flexible space for relaxing, entertaining, hobbies, or working from home. Updates include LVP flooring in the living room,
Attention Investors! Incredible turn-key opportunity with instant ROI. This high-performing cash-flow property features a reliable, long-term tenant paying $1,050/month. Low-overhead management: tenant pays all utilities and handles all lawn care and snow removal. Capital improvements already done for you—the furnace was brand new as of Feb 2025, and the owner is replacing the central AC unit
Near the Casino this recently renovated home with four bedrooms is very affordable. Newer roof and updated nicely. Near the industrial parks on the south side for close work commute. Many restaurants in the area, hair salons, and shops off the western avenue corridor. Make this your forever home!
Welcome home to this well-maintained 2-bedroom home featuring a bright, open floor plan that's perfect for comfortable everyday living. The spacious eat-in kitchen flows seamlessly into the main living area, while large windows fill the home with an abundance of natural sunlight, creating a warm and inviting atmosphere. The full basement provides plenty of additional space for storage. Step
Tenant occupied 2 bedroom, 1 bath home offering 995 sq ft of living space. Currently generating rental income, this property presents an opportunity for investors seeking an established rental or buyers planning for future occupancy, subject to tenant lease terms. Features include a detached 1 car garage, covered front porch, and off street parking accessible from the rear. Conveniently located
Buildable vacant residential lot located at 438 Philippa St, South Bend, IN 46619. This .11 acre cleared parcel offers a great opportunity to build a home or make an investment. Conveniently situated near local schools, shopping, and major roadways, providing easy access to everyday amenities.– 438 Philippa St, South Bend, IN 46619.
Jacob KapersCollins & Company Realtors, Koontz Lake
Welcome to this charming 2-bedroom, 1-bath home offering a wonderful opportunity for those looking to invest or wanting affordable housing. This home features a functional floor plan with a comfortable living area, an eat-in kitchen, main-level AND basement laundry hookups for added flexibility to fit your needs. This home also has a large finished attic, that is not included in the square
This home is currently slated to start renovation soon, and it will be ready in the fall! This home has 2 beds, 1 bath, a basement, and Section 8 is welcome!
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