Elegant townhomes in the heart of South Bend’s Near Northwest Neighborhood
Row at Ward introduces 15 new homes with a mix of two-story townhomes and ADUs.
10 Homes
Located on Portage Avenue
Multiple options
Including single family townhomes, one duplex townhome, and carriage-home accessory dwelling units.
Off-street Parking
100% will have dedicated off-street parking
Portage Ave.
Revitalizing Vacant Land in the Near Northwest Corridor
The Homes
Introducing a new townhome community coming to South Bend’s Near Northwest Neighborhood!
Rooted in the character and history of the area, Row at Ward brings together traditional architecture, thoughtful design, and attainable homeownership in a setting designed to feel enduring and thoughtfully established.
Located near downtown South Bend, this collection of newly constructed townhomes is planned to feature warm, timeless design elements, efficient floor plans, and carefully considered exterior details inspired by the surrounding neighborhood architecture.
Whether you’re purchasing your first home, seeking a lower-maintenance lifestyle, or looking for a home with lasting character, Row at Ward is designed with intention at every scale, offering a thoughtful balance of modern comfort and neighborhood charm.
| Home type | Description | Floor Plans | Bedrooms | Square feet | Price |
|---|---|---|---|---|---|
| Townhome | Two-story home with a covered front porch and a two-space parking pad. | Coming soon | Coming soon | Coming soon | Coming soon |
| Townhome with carriage home | Two-story townhome with a one-car garage, parking pad, and accessory dwelling unit (ADU) behind the main home | Coming soon | Coming soon | Coming soon | Coming soon |
| Owner-occupied duplex | Two adjacent townhomes sold as a single parcel. Distinct living spaces allow a homeowner to live in one unit and rent the other. | Coming soon | Coming soon | Coming soon | Coming soon |
Floor plans, square footage, and pricing are still being finalized. Register below to receive them first.
Covered front porches
Porches sit close to the sidewalk, so neighbors see one another and the street stays lively.
Pergola breezeways
Side breezeways lead from the sidewalk to private courtyards and the parking behind each home.
A mixed palette
Siding colors vary from home to home while matching the character of the neighborhood.
Parking and ADUs
Every property has its own parking pad or garage. Cars will use a private rear lane so the Portage Avenue side stays open for walking.
- Dedicated off-street parking for all ten properties
- Detached carriage homes above the garage on select lots, suited to expanded living space for the homeowner or rental use.
Location
Portage Avenue runs through a well established residential neighborhood, a short drive from downtown, the St. Joseph River, and the University of Notre Dame. Row at Ward fills vacant parcels on Portage Avenue between Rex Street and Portage Court with homes built for the long term.
For directions, open the block in Google Maps
Pricing and Who Can Buy
Row at Ward is a mixed-income community offering homes for a range of buyers.
| Homes | Who can buy? | Bedrooms | Square feet | Price |
|---|---|---|---|---|
| 3 | Any Buyer (Market Rate, no income restrictions) | Coming soon | Coming soon | Coming soon |
| 3 | Households earning up to 100% area median income for their household size. Contact us to learn more. | Coming soon | Coming soon | Coming soon |
| 4 | Households earning up to 120% area median income for their household size. Contact us to learn more. | Coming soon | Coming soon | Coming soon |
Row at Ward Development Timeline
Summer 2026:
Community meetings
Neighborhood sessions with Near Northwest residents to walk through the site plan and gather feedback. Completed in summer 2026.
Winter 2026:
Groundbreaking and city infrastructure
The City upgrades utilities and sidewalks along Portage Avenue while ICD2 begins site work and the rear lane. Groundbreaking is planned for late 2026.
2027-2028:
Construction and move-in
The homes are completed in phases, followed by closings and the first residents moving in. Homes are expected to be available in 2027 and 2028.
Renderings
The People Behind Row at Ward
This project involves public and private investment working together. Here is what each partner brings to Row at Ward.
Inner City Development (ICD2, LLC)
- Private investment to build the ten homes
- Architecture that follows the Near Northwest’s historic character
- Managing construction and design
Irish Realty,
The Bomkamp Team
- Represents Row at Ward for home sales
- Receives all buyer inquiries
- Arranges private tours
The City of South Bend
- Streets and sidewalks along Portage Avenue
- Water lines and sewer connections
- A contract that sets how many homes are reserved for income-qualified buyers
FAQs
Answers to common questions about Row at Ward. Don’t see your question below?
About the Community, Neighborhood, and Parking
What is Row at Ward?
Row at Ward is a new housing development in South Bend transforming 10 vacant lots along Portage Avenue in the Near Northwest Neighborhood into 15 homes. The development primarily consists of townhomes with select lots also including accessory dwelling units (ADUs).
Where is Row at Ward located?
The homes face Portage Avenue in South Bend’s Near Northwest Neighborhood, on the block between Rex Street and Portage Court. Exact addresses are coming soon.
What is near Row at Ward?
Row at Ward is minutes away from the St. Joseph River, Leeper Park, Downtown South Bend, and the University of Notre Dame.
Will there be a homeowners association (HOA)?
No. There are no plans to begin a Home Owners Association at this time.
Is Row at Ward an affordable housing project?
Row at Ward is a mixed-income community. Seven of the ten properties will be sold to income-qualified buyers. These homes are intended to make new-construction ownership attainable for households earning up to 100% or 120% of the area median income. The remaining three properties will be sold at market rate with not income restrictions.
Where will residents park?
Every property is planned to include off-street parking for two vehicles. Properties with an accessory dwelling unit (ADU) are planned to have a one-car garage and a parking pad. Properties without an ADU are planned to have a two-space parking pad. Final site plans are subject to City approval and may change.
Will the homes fit the look of the neighborhood?
Yes. The homes are designed to match the historic character of the surrounding blocks, with front porches, pitched roofs, and traditional siding in a range of colors.
How will Row at Ward benefit the Near Northwest Neighborhood?
- New homeownership opportunities, including seven properties set aside for income-qualified buyers
- New homes on currently vacant lots along Portage Avenue
- Architecture designed to fit the neighborhood’s historic blocks, with front porches, pitched roofs and traditional siding
- A locally based developer, with neighborhood input gathered at community meetings and an ongoing feedback line
Who is building Row at Ward?
Row at Ward is being built by Inner City Development (ICD2, LLC), a housing developer based in South Bend. ICD2 is partnering with the City of South Bend on the project and focuses on equitable homeownership and local partnerships.
What role does the City of South Bend play?
The City is funding the public improvements the homes need, including streets, sidewalks, water lines, and sewer connections. ICD2 is investing private funds to build the homes themselves and manages construction. The City contract also sets how many homes are reserved for income-qualified buyers.
How does the design address traffic on Portage Avenue?
Homes will be setback from the street at a distance consistent with City code and the homes already in the Near Northwest Neighborhood. Each home’s main outdoor living space, including any patios or backyard, is planned for the rear of the property, set back from Portage Avenue. Speed limits, street design and traffic enforcement are managed by the City of South Bend. Anyone with traffic concerns is encouraged to contact the City directly.
How will trash collection and snow removal work?
Each home will receive standard City of South Bend trash service. There is no homeowners association. Each owner is responsible for maintaining their own property, including clearing sidewalks and driveways as required by the City. Plowing public streets remains the City’s responsibility. Every property is planned with off-street parking, which is intended to limit added demand for on-street parking.
Which schools serve Row at Ward?
Row at Ward is located within the South Bend Community School Corporation boundaries. The attendance boundary assignments are:
- Muessel Elementary School
- Jefferson Middle School
- Adams High School
Region-wide School Options within this feeder pattern are:
- Edison K-8
- Swanson Elementary
District-wide School Options available are:
- Clay IA
- Kennedy
- LaSalle
- Marquette.
- Buyers and their agents should confirm school boundaries with the South Bend Community School Corporation.
Buyers and their agents should confirm school boundaries with the South Bend Community School Corporation. More information on school choice can be found here.
The homes
What types of homes are available?
Row at Ward spans 10 parcels and brings 15 homes to South Bend. These homes will be a mix of townhomes, a duplex, and accessory dwelling units.
Will buyers own the land beneath their home?
Yes! Row at Ward homes are sold fee simple and sales will convey both the land and its improvements.
How can the Accessory Dwelling Units (ADUs) be used?
An ADU is a small, separate home on the same lot as the main house. Owners often use one for family members, guests, a home office, or rental income. Homeowners who intend to rent their property may need to register with the City as landlords.
ADUs are flexible spaces. The Row at Ward’s ADUs are built in a carriage house style and located above a garage. Owners may use them for extended family, guests, a home office or rental income. Any rental use, long-term or short-term, must comply with City of South Bend zoning, registration and licensing requirements, as well as any restrictions recorded on the property.
How many bedrooms and bathrooms do the homes have, and how big are they?
Floor plans, bedroom and bathroom counts, and square footage are coming soon. Sign up for updates.
What finishes and features are included?
ICD2’s past homes include white shaker cabinets, stainless appliances, recessed lighting, luxury vinyl plank flooring, and tiled showers. The standard finish list for Row at Ward is coming soon. Sign up for updates.
Can I choose my finishes or make changes?
Details on finish selections and upgrade options are coming soon. Sign up for updates.
Is there a builder warranty?
Warranty coverage and terms are coming soon.
Pricing and eligibility
How much will the homes cost?
Final pricing is not set yet. Seven of the ten properties are priced for income-qualified buyers, and three will sell at market rate.
Are some homes reserved for buyers within certain income limits?
Yes. Under the City contract, 4 properties are reserved for households earning up to 100% of area median income (AMI), 3 for households earning up to 120% of AMI, and 3 will sell at market rate.
What is AMI, and what are the income limits?
Area median income is the middle household income for the area, as published by HUD. For a family of four in St. Joseph County in 2026, 100% of AMI is $88,100 and 120% of AMI is $105,720.
| Household Size | 100% AMI in 2026 | 120% AMI in 2026 |
|---|---|---|
| 1 | $61,700 | $74,000 |
| 2 | $70,500 | $84,600 |
| 3 | $79,300 | $95,150 |
| 4 | $88,100 | $105,720 |
| 5 | $95,150 | $114,200 |
| 6 | $102,200 | $122,650 |
How do I find out whether I qualify?
Not sure if you qualify? Call Irish Realty at (574) 227-5972 and we’ll walk you through it. Prefer not to call? Register your interest with this online form.
Are there restrictions if I buy an income-qualified home?
Details on owner-occupancy rules, the length of any affordability period, and resale terms are coming soon.
Timeline and buying process
When will the homes be ready?
Community meetings took place in summer 2026. Groundbreaking is planned for late 2026, and homes are expected to be built and available for purchase in 2027 and 2028.
Can I reserve a home before it is built?
Information on presales, reservations, and deposits is coming soon. Join the interest list to hear first when homes are released.
How do I join the interest list or ask a question?
Use the sign-up section below or call us directly at (574) 227-5972.
Register Interest
Want to stay in the know? Fill out the form below to be one of the first to hear the latest news about this exciting new project!
Submit now to stay up to date on floor plans, pricing, income guidelines, and construction updates as they are released.
Renderings are conceptual working models. Design, materials, features, pricing, and availability are subject to change without notice. Equal Housing Opportunity.