HomeMy WebLinkAboutSt Joseph County AI - Compressed FinalBERKELEY
COUNTY
ANALYSIS OF
IMPEDIMENTS TO FAIR
HOUSING CHOICE FOR
ST. JOSEPH COUNTY
2025-2029
City of South Bend
City of Mishawaka
St. Joseph County
St. Joseph County
Housing Consortium
2025 Analysis of Impediments to Fair Housing
i
Table of Contents
Executive Summary ........................................................................................................ 1
I. Introduction ........................................................................................................... 14
II. Background Data .................................................................................................. 17
A. Population, Race, Ethnicity, and Religion ..................................................... 19
B. Households ................................................................................................... 47
C. Income and Poverty ...................................................................................... 62
D. Employment .................................................................................................. 78
E. Housing Profile .............................................................................................. 90
F. Financing....................................................................................................... 97
G. Household Types ........................................................................................ 115
H. Housing Problems ....................................................................................... 124
I. Cost Burden ................................................................................................ 132
J. Disabled Households .................................................................................. 139
III. Review/Update to Original Plan .......................................................................... 146
A. Summary of 2020 Impediments .................................................................. 146
IV. Impediments to Fair Housing 2025 ..................................................................... 154
A. Fair Housing Complaints ............................................................................. 154
B. Public Sector ............................................................................................... 180
C. Private Sector .............................................................................................. 227
D. Citizen Participation .................................................................................... 239
V. Actions and Recommendations ........................................................................... 247
A. Impediments to Fair Housing Choice .......................................................... 247
B. Activities and Recommendations to Affirmatively Further Fair Housing ...... 255
VI. Certification ......................................................................................................... 257
VII. Appendix ............................................................................................................. 258
A. Appendix A .................................................................................................. 258
B. Appendix B .................................................................................................. 258
Table of Contents
2025 Analysis of Impediments to Fair Housing
Executive Summary
1
Executive Summary
The St. Joseph County Housing Consortium is an entitlement
community for the HOME Investment Partnership (HOME) Program.
The Cities of South Bend and Mishawaka, Indiana are entitlement
communities under the U.S. Department of Housing and Urban
Development’s (HUD) Community Development Block Grant
Program (CDBG) and together with the County of St. Joseph,
Indiana comprise the St. Joseph County Housing Consortium. In
accordance with the Housing and Community Development Act of
1974, as amended, each entitlement community must “affirmatively further fair housing.”
In order to demonstrate that the entitlement community is “affirmatively furthering fair
housing,” each community must conduct a Fair Housing Analysis which identifies any
impediments to fair housing choice and what steps it will take to affirmatively further fair
housing. HUD advises communities that the Analysis of Impediments to Fair Housing
should also address the Fair Housing Act, Title VI of the Civil Rights Act of 1964, Section
504 of the Rehabilitation Act of 1973, Section 109 of Title I of the Housing and Community
Development Act of 1974, Title II of the Americans with Disabilities Act of 1990,
Architectural Barriers Act of 1968, Age Discrimination Act of 1975, Title IX of the
Education Amendments Act of 1972, Executive Order 11063, Executive Order 11246,
Executive Order 12892, Executive Order 12898, Executive Order 13166, and Executive
Order 13217.
The HUD Fair Housing and Equal Opportunity (FHEO) Office has advised Federal
entitlement communities to update their Analysis of Impediments (AI) to Fair Housing
Choice to coincide with their Five Year Consolidated Plan, and then every five (5) years
thereafter. As part of its Annual Action Plan, each City must additionally sign certifications
every year stating that the Cities will affirmatively further fair housing. This means that the
Cities will conduct an Analysis of Impediments to Fair Housing Choice (AI), take
appropriate actions to overcome the effects of any impediments identified through the AI,
and maintain records reflecting what analysis and corrective actions were taken.
St. Joseph County previously prepared an Analysis of Impediments to Fair Housing
Choice in 2020. The St. Joseph County Housing Consortium has prepared this 2025-
2029 Analysis of Impediments to Fair Housing Choice (AI) in cooperation with the City of
South Bend and the City of Mishawaka. The findings produced through this analysis will
be further addressed in each City’s FY 2025-2029 Five Year Consolidated Plan.
This analysis focuses on the status and interaction of six (6) fundamental conditions within
St. Joseph County:
2025 Analysis of Impediments to Fair Housing
2
The sale or rental of dwellings (public or private);
The provision of housing brokerage services;
The provision of financial assistance for dwellings;
Public policies and actions affecting the approval of sites and other building
requirements used in the approval process for the construction of publicly assisted
housing;
The administrative policies concerning community development and housing
activities, which affect opportunities for minority households to select housing inside
or outside areas of minority concentration; and
Where there is a determination of unlawful segregation or other housing
discrimination by a court or a finding of noncompliance by HUD regarding assisted
housing in a recipient’s jurisdiction, an analysis of the actions which could be taken
by the recipient to remedy the discriminatory condition, including actions involving the
expenditure of funds made available under 24 CFR Part 570.
The Fair Housing Act was originally passed in 1968 to protect buyers and renters from
discrimination from sellers and landlords by making it unlawful to refuse to sell or rent
property to persons included under the category of a protected class. The Fair Housing
Act prohibits discrimination against persons based on their race, color, religion, sex,
national origin, disability, or familial status in the sale, rental, and financing of housing.
Executive Summary
2025 Analysis of Impediments to Fair Housing
3
As population shifts and economic trends grow, Fair Housing issues vary drastically
between jurisdictions and regions. Therefore, the St. Joseph County Housing Consortium
is taking a more efficient and proactive approach towards affirmatively furthering fair
housing choice for County residents on both a local level and a regional level.
The collaboration between the City of South Bend, Indiana, the City of Mishawaka,
Indiana, and St. Joseph County has produced beneficial insight into the issues affecting
the housing market of St. Joseph County. While certain fair housing issues are regional
in scale, this AI strives to identify strategies and goals it can take to address the barriers
that are impacting Fair Housing Choice for the County’s residents.
The methodology employed to undertake this Analysis of Impediments included:
Research:
A review was performed of the City of South Bend’s, City of Mishawaka’s and
St. Joseph County’s zoning ordinances.
The most recent demographic data for the County was analyzed from the U.S.
Census, which included general, demographic, housing, economic, social, and
disability characteristics.
THE
PROTECTED
CLASSES
Race
Color
Religion
SexNational
Origin
Disability
Familial Status
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2025 Analysis of Impediments to Fair Housing
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A review of the U.S. Department of Housing and Urban Development
Comprehensive Housing Affordability Strategy (HUD-CHAS) data was
undertaken.
A review of financial lending institutions through the Home Mortgage Disclosure
Act (HMDA) database was completed.
A review of the real estate and mortgage practices was undertaken.
Home mortgage foreclosure data was also reviewed.
Meetings/Interviews:
Meetings were conducted with the following:
ARC of Indiana
Brightpoint
St. Joseph County Area Planning Commission
1st Source Bank
Northwest Bank
Communitywide Credit Union
Northern Indiana Minority Business Association
St. Joseph County Continuum of Care
United Way of St. Joseph County
St. Joseph County Department of Health
Housing Authority of the City of South Bend
Housing Authority of the City of Mishawaka
Habitat for Humanity of St. Joseph County
Intend Indiana
Indiana Health Centers
South Bend Heritage Foundation
Hurry Home
Health Plus Indiana
Veterans’ Administration Northern Indiana Healthcare System
Youth Service Bureau
St. Margaret’s House
Salvation Army Kroc Center
Center for the Homeless
Cultivate
Food Bank for Northern Indiana
Portage County Trustee
The Clubhouse
Monroe Park Neighborhood Association
Near Northwest Neighborhood, Inc
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2025 Analysis of Impediments to Fair Housing
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Goodwill Bridges Out of Poverty
Dismas House
Transpo
Mishawaka Homeless Coalition
YWCA North Central Indiana
Surveys were sent to each housing, social service, and community development
agency that was invited to the roundtable discussions. Follow up phone calls
were made when an organization neither returned a survey nor attended a
meeting.
Analysis of Data:
Low- and moderate-income areas were identified and mapped.
Concentrations of minority populations were identified and mapped.
Concentrations of owner-occupied and renter-occupied housing units were
identified and mapped.
Fair housing awareness in the community was evaluated.
The locations of Housing Cost Burdens throughout the County were analyzed.
The locations of CDBG and HOME expenditures throughout the area were
analyzed.
The Consortium’s Five Year Goals and Objectives were reviewed.
Potential Impediments:
Public sector policies that may be viewed as impediments were analyzed.
Private sector policies that may be viewed as impediments were analyzed.
The status of previously identified impediments was analyzed.
Citizen Participation:
Electronic copies of a fair housing survey were made available to neighborhood
groups and citizens through SurveyMonkey.com. The online survey produced
195 responses in total, surveys were available in English and Spanish. See copy
of survey form in the Appendix Section.
The St. Joseph County Housing Consortium held two (2) Public Meetings to
engage the public and local organizations/agencies and help identify issues
impacting Fair Housing Choice. The First Public Meeting was held on
Wednesday, August 7, 2024 at the South Bend Tech Resource Center in South
Bend and the Second Public Meeting was held on Thursday, August 8, 2024 at
the Mishawaka City Hall.
Notices for the public meetings were published in the “The South Bend Tribune,”
the local newspaper of general circulation in the area, and in the Spanish
language newspaper, “El Puente,” and published on its digital publication site
“webelpuente.com.”
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2025 Analysis of Impediments to Fair Housing
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The St. Joseph County Housing Consortium met with representatives from
twenty-eight (28) local housing, community development, realtors, and social
service organizations through a series of small group discussions. These were
held with the following types of organizations:
Local housing authorities
Advocacy organizations
Direct housing stakeholders
Social service providers
Office of Diversity and Inclusion
Planning organizations
Faith-Based Organizations
Local fair housing advocacy organizations
Transportation groups
Banks/financial organizations
The 2025-2029 Analysis of Impediments to Fair Housing Choice was made
available on the City of South Bend’s website at
https://southbendin.gov/department/community-investment/neighborhood-
development/ and the City of Mishawaka’s website at
http://mishawaka.in.gov/communitydevelopment, and a hardcopy was placed at
the following locations beginning on November 27, 2024:
The St. Joseph County Public Library (all branches)
Mishawaka Public Library (all branches)
Walkerton Public Library
New Carlisle-Olive Township Public Library
City of South Bend Department of Community Investment
City of South Bend Office of the Clerk
City of Mishawaka Planning Department
The St. Joseph County Housing Consortium held two Public Hearings on the
“draft” 2025-2029 Analysis of Impediments on Tuesday, December 10 in the
City of South Bend and Wednesday December 11, 2024 in the City of
Mishawaka. There were no public comments.
Based on the data analysis and citizen participation process, the City staff in South Bend
and Mishawaka identified the following issues impacting fair housing choice in St. Joseph
County:
Housing Opportunities:
There is a lack of affordable housing in St. Joseph County that is decent, safe,
and sanitary.
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2025 Analysis of Impediments to Fair Housing
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There is a lack of Federal and State funds for housing subsidies and the
development of new affordable housing is not economically feasible for private
developers.
There is a lack of affordable rental units within the County. Rent has increased
to the point where 46.0% of all rental households in the County are cost
burdened.
There is a lack of affordable housing units in areas of opportunity where low-
income persons and households may move.
There is a lack of financing to support the purchase of affordable starter homes.
There is enough vacant land for infill housing, but a lack of financial incentives to
develop affordable housing on the vacant land.
Housing Choice:
Housing units that are deteriorated and below code standards tend to be
available at affordable rents.
The special needs population in St. Joseph County, particularly in the City of
South Bend, has grown. It is necessary to rehabilitate and construct housing units
which are accessible to this growing population.
There is a need to demolish vacant housing units which are a blighting influence
on neighborhoods and prevent new housing developments.
There are physical, economic, and social justice barriers that impede the
development of new affordable and accessible housing in St. Joseph County.
There is a lack of "mixed-income" housing being built in the County.
Cost Burden:
Approximately 14.2% of homeowners and 42.2% of renters in the County are
cost overburdened of 30% or more.
Seniors, on fixed income, cannot afford to make the repairs, alterations, and
accommodations to their homes to make them accessible to their needs.
Disability/Accessibility:
There is a lack of housing in the County that is accessible and affordable for the
elderly, the disabled, and persons with special needs.
The denial by landlords to make reasonable modifications and accommodations
limits the amount of accessible units in the County that are for rent for persons
with special needs.
Fair Housing:
Zoning ordinances that were meant to prevent student rentals have been far-
reaching, and have negatively affected protected classes.
Tenants and homebuyers do not always file housing discrimination complaints
when renting or buying a home.
Persons with Limited English Proficiency (LEP) do not always have a fair
housing choice.
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2025 Analysis of Impediments to Fair Housing
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There is a lack of cooperation on the part of landlords to address accessibility
issues.
There is a lack of awareness of tenants' rights, including what reasonable
modifications and accommodations are.
Access/Mobility:
The lack of public transportation in the County is not convenient for work, health
care, shopping, etc., which limits the choices where a low-income household
can live.
A lack of sidewalks in neighborhoods limits walkability for disabled and elderly
residents of the County.
Families and individuals have a right to live wherever they chose if affordable
housing is available outside areas of concentration.
Using these findings, the Cities of South Bend and Mishawaka developed the following
impediments for the 2025-2029 Analysis of Impediments to Fair Housing Choice and
defined specific goals and strategies to address each impediment.
Impediment 1: Lack of Affordable Housing for Sale
The median value and cost to purchase a single-family home in St. Joseph County
that is decent, safe, and sound has increased significantly to over $165,700. For the
City of South Bend it is over $113,800, and for the City of Mishawaka it is $128,200.
This limits the choice of housing for lower-income households throughout the County
and in both Cities.
Goal: Development of for-sale, single-family homes for lower-income households will
occur through new construction, infill housing, and the rehabilitation of vacant
structures throughout St. Joseph County and the Cities of South Bend and
Mishawaka.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by St. Joseph County and the Cities of South Bend and Mishawaka:
1-A: Support and encourage plans from both private developers and nonprofit
housing providers to develop and construct new affordable housing that is for
sale for lower-income households throughout the Cities and County.
1-B: Support homebuyer education and training programs to improve homebuyer
awareness and increase the opportunities for lower-income households to
become homebuyers by affirmatively furthering fair housing choice.
Executive Summary
2025 Analysis of Impediments to Fair Housing
9
1-C: Provide funds for down payment and closing cost assistance to lower-
income households.
1-D: Promote housing counseling programs for first-time homebuyers.
Impediment 2: Affordable Rental Housing
The current supply of rental housing is not necessarily affordable to lower-income
households. The monthly housing cost for apartments has steadily increased to the
point that 46.0% of all rental households in St. Joseph County, 49.0% of all rental
households in South Bend, and 44.5% of all rental households in Mishawaka are
considered cost burdened by 30% or more.
Goal: The development of affordable rental housing will occur throughout the County
and both Cities, especially for households whose income is less than 60% AMI,
through new construction, the rehabilitation of vacant buildings, and the development
of mixed-income housing, to reduce the number of lower-income households who
are cost burdened.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by St. Joseph County and the Cities of South Bend and Mishawaka:
2-A: Support and encourage both private developers and nonprofit housing
providers to develop plans for the construction of new affordable and mixed-
income rental housing.
2-B: Support and encourage the rehabilitation of the existing housing stock and
new housing which will be decent, safe, sound and affordable rental housing to
lower-income households.
2-C: Support and encourage the rehabilitation of the existing housing stock and
new housing which will be decent, safe, sound and affordable rental housing to
lower-income households.
2-D: Provide financial assistance in the form of development subsidies, so low-
income households that are cost burdened, particularly households whose
incomes are at or below 60% of AMI, are able to afford decent, safe, and sound
housing.
2-E: Promote partnerships with the local housing authorities and private and
nonprofit housing developers to construct additional Low Income Housing Tax
Credit (LIHTC) multi-family rental housing in high opportunity areas of the County
and Cities.
Executive Summary
2025 Analysis of Impediments to Fair Housing
10
Impediment 3: Continuing Need for Accessible Housing Units
As an older built-up environment, there is a lack of accessible housing units in St.
Joseph County and the Cities of South Bend and Mishawaka. Since 41.5% of the
County’s housing units, 60.6% of South Bend’s housing units, and 31.3% of
Mishawaka’s housing units were built prior to 1960, these units were not constructed
with accessibility features. It is estimated that 13.4% of the County’s overall
population, 14.4% of South Bend’s population, and 16.4% of Mishawaka’s population
is classified as disabled.
Goal: Increase the number of accessible units for the physically disabled and
developmentally delayed through new construction and rehabilitation of existing
housing.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by St. Joseph County and the Cities of South Bend and Mishawaka:
3-A: Promote programs to increase the amount of accessible housing through
rehabilitation of existing housing stock for homeowners and renters.
3-B: Encourage the development of new construction of accessible and visitable
housing through financial or developmental incentives.
3-C: Continue to enforce ADA and Fair Housing requirements for landlords to
make “reasonable accommodations” for tenants who are disabled.
3-D: Continue to promote programs and provide funds to assist elderly
homeowners with accessibility improvements to their properties so they may
remain in their own homes.
Impediment 4: Fair Housing Education and Outreach
There is a continuing need to educate persons about their rights under the Fair
Housing Act and to raise community awareness to affirmatively further fair housing.
Goal: All residents of St. Joseph County and the Cities of South Bend and Mishawaka
will have an increased awareness and knowledge of their rights under the Fair
Housing Act and the County and Cities will continue to affirmatively further fair
housing, especially for low-income residents, minorities, and the disabled population.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by St. Joseph County and the Cities of South Bend and Mishawaka:
Executive Summary
2025 Analysis of Impediments to Fair Housing
11
4-A: Continue to promote fair housing awareness through the media, seminars,
and training, to provide educational opportunities for all persons to learn more
about their rights under the Fair Housing Act, Americans with Disabilities Act,
and visitability.
4-B: Continue to provide and distribute literature and informational material in
English and Spanish concerning fair housing issues, an individual’s housing
rights, and the landlords’ responsibilities to affirmatively further fair housing,
including laws regarding reasonable modifications and accommodations.
4-C: Continue to support and provide funding for the South Bend Human Rights
Commission to provide testing services, education, outreach, referrals, and
assistance in addressing fair housing complaints that may arise in the County
and Cities.
4-D: Continue to work with the local Board of Realtors to educate and promote
fair housing.
4-E: Strive for better intergovernmental cooperation between state and local
partners, as well as community groups, to effectively identify and address
potential barriers to affordable housing choice.
Impediment 5: Private Lending Practices
The HMDA data for St. Joseph County indicates that there may be a disparity
between the approval rates of home mortgage loans originated from minorities and
those originated from non-minority applicants.
Goal: Approval rates for all originated home mortgage loans will be fair, unbiased
and equal, regardless of race, familial status, and location.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by St. Joseph County and the Cities of South Bend and Mishawaka:
5-A: The Cities and County should consider using Federal and State funding to
provide housing or credit counseling to potential low- and moderate-income
homebuyers in impacted neighborhoods to decrease the number of denials due
to poor credit, debt-to-income ratios, or incomplete applications.
5-B: The Cities and County should consider entering into an agreement with
Indiana Legal Services, Inc. to perform research to determine if any patterns of
discrimination are present in home mortgage lending practices for minorities and
other protected classes when they wish to purchase properties located in
impacted areas of the Cities or County.
Executive Summary
2025 Analysis of Impediments to Fair Housing
12
5-C: The Housing Consortium should consider using Federal and State funding
to provide a higher rate of public financial assistance to potential homebuyers in
impacted neighborhoods to improve the loan-to-value ratio, so that private
lenders will increase the number of loans made in these areas.
Impediment 6: Impacted Areas of Concentration
There are specific areas throughout the two Cities and the County where the
concentration of low-income persons exceeds 70% of the area’s population, and
areas with concentrations of minority persons.
Goal: Promote the de-concentration of low-income and minority areas that may exist
within the Cities of South Bend and Mishawaka to reduce concentrations of low-
income households and minorities, while preserving fair housing choice for both low-
income and minority residents.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by St. Joseph County and the Cities of South Bend and Mishawaka:
6-A: Support, promote, and plan for affordable housing developments outside
areas of low-income concentration, while still supporting the improvement of
housing within concentrated areas.
6-B: Market and promote housing opportunities for both minority and low-income
residents outside areas of low-income concentration.
6-C: Provide financial assistance to low-income households to provide them with
a choice to reside outside areas of low-income concentration.
Impediment 7: Economic Issues Affecting Housing Choice
There is a lack of economic opportunities in the County and both Cities which
prevents low-income households from improving their income and providing an
opportunity to live outside areas of low-income concentration.
Goal: The local economy will provide new job opportunities, which will increase
household income, and thus promote fair housing choice and mobility.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by St. Joseph County and the Cities of South Bend and Mishawaka:
Executive Summary
2025 Analysis of Impediments to Fair Housing
13
7-A: Strengthen partnerships that enhance local businesses, expand the tax
base, and create a more sustainable economy for residents and businesses.
7-B: Support and enhance workforce development and skills training that results
in increased job opportunities and a living wage.
7-C: Continue to support programming that enhances entrepreneurship and
small business development, expansion, and retention within low- and moderate-
income and minority neighborhoods.
7-D: Continue to promote and encourage economic development with local
commercial and industrial firms to expand their operations and increase
employment opportunities.
Impediment 8: Public Policies That May Affect Housing Choice
Public policies such as community comprehensive plans and zoning ordinances
sometimes affect the location of affordable housing, special needs housing, and the
development process of these types of housing.
Goal: The local governing bodies will review their public policies, plans, and
ordinances to affirmatively further fair housing and eliminate any barriers or obstacles
to fair housing choice.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by St. Joseph County and the Cities of South Bend and Mishawaka:
8-A: The Cities and County should consider making source of income a protected
class, which would prevent landlords from rejecting tenants based on their
source of income, i.e. Housing Choice Vouchers.
8-B: South Bend should continue, and the Mishawaka and St. Joseph County
should consider offering vacant lots that they have acquired to private developers
at no cost to promote the development of single-family affordable housing, along
with providing development subsidies and reducing development standards.
8-C: The local zoning ordinances were reviewed and should be brought into
compliance with the Fair Housing Act, especially the definition of “Family” and in
particular protective classes and being permitted uses in all residential zoning
districts.
8-D: The municipalities will annually review their zoning and development
ordinances to make sure they are in compliance with the Fair Housing Act and
the Americans with Disabilities Act.
Executive Summary
2020 Analysis of Impediments to Fair Housing
Introduction
14
I. Introduction
The City of South Bend, IN and the City of Mishawaka, IN are both entitlement
communities under the U.S. Department of Housing and Urban Development’s
(HUD) Community Development Block Grant (CDBG) Program. Additionally, the
Cities of South Bend and Mishawaka joined with St. Joseph County to form a
HOME Consortium and are eligible for the HOME Investment Partnership (HOME)
Program. South Bend is also an entitlement community for the Emergency
Solutions Grant (ESG) program. In accordance with the Housing and Community
Development Act of 1974, as amended, each entitlement community must
“affirmatively further fair housing.” In order to demonstrate that the entitlement
community is “affirmatively further fairing housing,” the community must conduct a
Fair Housing Analysis which identifies any impediments to fair housing choice and
what steps it will take to affirmatively further fair housing. The HUD Fair Housing
and Equal Opportunity (FHEO) Office has advised the Federal entitlement
communities to prepare a new Analysis of Impediments to Fair Housing Choice to
coincide with the Five Year Consolidated Plan, and then every five (5) years
thereafter.
HUD defines “fair housing choice” as:
This Analysis of Impediments to Fair Housing Choice consists of the following six
(6) conditions:
-The sale or rental of dwellings (public or private);
-The provision of housing brokerage services;
-The provision of financial assistance for dwellings;
-Public policies and actions affecting the approval of sites and other building
requirements used in the approval process for the construction of publicly
assisted housing;
-The administrative policies concerning community development and housing
activities, which affect opportunities of minority households to select housing
inside or outside areas of minority concentration; and
-Where there is a determination of unlawful segregation or other housing
discrimination by a court or a finding of noncompliance by HUD regarding
“The ability of persons, regardless of race, color, religion, sex, national origin,
familial status, or handicap, of similar income levels to have available to them
the same housing choices”
2020 Analysis of Impediments to Fair Housing
Introduction
15
assisted housing in a recipient’s jurisdiction, an analysis of the actions which
could be taken by the recipient to remedy the discriminatory condition,
including actions involving the expenditure of funds made available under 24
CFR Part 570.
HUD-FHEO suggests that communities conducting an Analysis of Impediments
should consider the policies concerning “visitability,” in Section 504 of the
Rehabilitation Act, the Americans with Disabilities Act, and the Fair Housing Act.
Housing that is “visitable” means that it has the most basic level of accessibility
that enables persons with disabilities to visit the home of a friend, family member,
or neighbor.
“Visitable” housing has at least one accessible means of ingress/egress, and
all interior and bathroom doorways have as a minimum a 32-inch clear
opening.
Section 504 of the Rehabilitation Act (24 CFR Part 8), known simply as
“Section 504,” prohibits discrimination against persons with disabilities in any
program receiving Federal financial assistance.
The Americans with Disabilities Act (42 U.S.C. 12131; 47 U.S.C. 155, 201,
218, and 225) (ADA) prohibits discrimination against persons with disabilities
in all programs and activities sponsored by state and local governments.
The Fair Housing Act requires property owners to make reasonable
modifications to units and/or public areas in order to allow a disabled tenant to
make full use of the housing unit. Additionally, property owners are required
to make reasonable accommodations to rules or procedures to afford a
disabled tenant the full use of the housing unit.
In regard to local zoning ordinances, the Fair Housing Act prohibits local
government from making zoning or land use decisions, or implementing land use
policies that exclude or discriminate against persons of a protected class.
The Cities of South Bend and Mishawaka previously prepared an Analysis of
Impediments to Fair Housing Choice for St. Joseph County, Indiana in 2020. The
Cities of South Bend and Mishawaka have prepared this 2025-2029 Analysis of
Impediments to Fair Housing Choice (AI) as the member Cities of the St. Joseph
County Housing Consortium. The findings produced through this analysis will be
further addressed in each City’s FY 2025-2029 Five Year Consolidated Plan.
The document is designed to act as a planning tool, providing the St. Joseph
County Housing Consortium with the necessary framework to strategically address
any identified impediments to fair housing choice over the next five (5) years and
2020 Analysis of Impediments to Fair Housing
Introduction
16
continue to make modifications based on events and activities in the community
during that time period.
In order to affirmatively further fair housing, the Cities of South Bend and
Mishawaka must look beyond the boundaries of St. Joseph County and coordinate
fair housing with Elkhart County, IN and Cass County, MI including the Cities of
Elkhart, IN and Niles, MI. Fair housing choice is the central goal of the AI, which
stresses that opportunities should be available to low-income residents and
members of the protected classes who may want to live in or around St. Joseph
County.
2025 Analysis of Impediments to Fair Housing
Background Data
17
II. Background Data
Description – St. Joseph County
St. Joseph County, commonly called St. Joe County by residents, is a county
located in the U.S. State of Indiana. As of the 2020 US Census, the population was
272,912, making it the fifth-most populous county in Indiana. Formed in 1830, it
was named for the St. Joseph River which flows through it toward Lake Michigan.
The county seat is South Bend.
St. Joseph County is part of the South Bend–Mishawaka, IN-MI, Metropolitan
Statistical Area.
Description – South Bend City
South Bend is the county seat of, St. Joseph County, Indiana, on the St. Joseph
River near its southernmost bend. As of the 2020 census, the city had a total of
103,453 residents; its Metropolitan Statistical Area had a population of 324,501
and Combined Statistical Area of 812,199. It is the fourth-largest city in Indiana,
serving as the economic and cultural hub of Northern Indiana. The University of
Notre Dame is located just to the north in the unincorporated neighborhood known
as Notre Dame, Indiana, and is an integral contributor to the region's economy.
The area was originally settled in the early 19th century by fur traders and was
established as a city in 1865. The St. Joseph River shaped South Bend's economy
through the mid-20th century. River access induced heavy industrial development
such as that of the Studebaker Corporation, the Oliver Chilled Plow Company,
Bendix Brakes, and other large corporations to locate in the City.
The population of South Bend declined after 1960, when it had a peak population
of 132,445. This was chiefly due to migration to suburban areas as well as the
demise of Studebaker and other heavy industry. Today, the largest industries in
South Bend are health care, education, small business, and tourism. Remaining
large corporations include Crowe LLP, Honeywell, and AM General.
The city population is slowly growing again, after losing population for nearly fifty
years. The old Studebaker plant and surrounding area, now called “Ignition Park,”
has been redeveloped as a technology center to attract new industry.
The city has also been featured in national news coverage for former Mayor Pete
Buttigieg, who has achieved recognition for his various economic development
projects within the city, his position as the youngest mayor to be elected in a city
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of more than 100,000 residents, and his essay in which he came out as the first
openly gay executive in the State of Indiana. A candidate in the 2020 Democratic
Presidential primary race, Buttigieg is now the US Secretary of Transportation.
Description – Mishawaka City
Mishawaka’s recorded history began with the discovery of bog iron deposits at the
beginning of the 1830s. Settlers arriving to mine the deposits founded the town of
St. Joseph Iron Works in 1831. Within a few years, the town had a blast furnace,
a general store, a tavern, and about 200 residents. Business prospered, and in
1833 St. Joseph Iron Works, Indiana City, and two other adjacent small towns were
incorporated to form the City of Mishawaka. In September 1872, a fire destroyed
three quarters of Mishawaka’s business district. However, the citizens rebuilt and
attracted new industry.
Mishawaka grew through both industry and agriculture. In the late 19th century,
Mishawaka became known as the "Peppermint Capital of the World", since the
area's rich black loam soil produced great quantities of mint. The Dodge
Manufacturing Company, Perkins Windmills, the American Simplex motor car
company, and the Mishawaka Woolen and Rubber Company (later Ball Band, then
Uniroyal) were some of the major manufacturers in the City. Ball Band (Uniroyal)
flourished in the 1940s after a 1930s strike, but finally closed its Mishawaka
location in 1997 in the face of cheaper imports.
Overall, manufacturing in Mishawaka peaked in the 1940s and began a slow
decline due to industrial restructuring and imports. The economic base shifted to
retail services and smaller industry. In 1979, University Park Mall opened north of
Mishawaka, and the City has also become a bedroom community for the
surrounding area.
However, manufacturing still takes place in Mishawaka. In 1990, AM General
began producing the HMMWV “Humvee” or “Hummer” for the United States
military in its Mishawaka plant. It also supplies parts and complete vehicles for
other automotive manufacturers, like Mercedes-Benz and Ford Motor Company,
and will build the Joint Light Tactical Vehicle for the US Army beginning in 2025.
Mishawaka is also home to Mullen Automotive, an electric vehicle manufacturer
on the AM General campus, and Lippert Components, a supplier of components
for recreational vehicles and manufactured homes.
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A. Population, Race, Ethnicity, and Religion
Below is a graph of the relative population change of St. Joseph County,
the City of South Bend, and the City of Mishawaka.
Source: U.S. Census data, 1930 through 2020
Comparative Populations
South Bend’s population increased from 102,073 people in 2010 to 103,453
people in 2020 (an increase of 1.4%).
- Growing for the first time in fifty years, South Bend’s 2010-2020
growth rate is lower than both Mishawaka and St. Joseph County.
Mishawaka’s population increased from 48,252 in 2010 to 51,063 people in
2020 (an increase of 5.8%).
- From 2010 to 2020, Mishawaka’s population increased at a faster
rate than South Bend, St. Joseph County, or the South Bend-
Mishawaka MSA.
St. Joseph County’s population increased from 266,931 in 2010 to 272,912
people in 2020 (an increase of 2.2%).
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- The two-county Metro Area at large saw a population increase from
319,224 people in 2010 to 324,501 people in 2020 (an increase of
1.7%).
From 2010 to 2020 St. Joseph County’s population increased at a faster
rate than the two-county Metro Area overall (Cass County, MI lost
population over the same period). The City of South Bend’s growth rate was
lower than St. Joseph County, but Mishawaka had a much higher rate than
the county or MSA. This suggests that the City of Mishawaka is
experiencing faster growth than the surrounding areas.
The following map illustrates the population density of St. Joseph County.
It is most densely populated in South Bend, which has focused on
maintaining an urban core and has a higher percentage of multi-family and
small-lot single-family housing. Mishawaka has maintained a suburban
density level, similar to the unincorporated Notre Dame, Georgetown,
Roseland, Granger, and Gulivoire Park areas. Outside of the northeastern
corner of the County, the population density is quite low. This rural area is
often agricultural in nature.
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Race – St. Joseph County
The following table highlights the racial composition of St. Joseph County
as shown in the 2013-2017 and 2018-2022 American Community Surveys.
Race and Hispanic or Latino Population in St. Joseph County
Race and Hispanic or Latino 2013-2017 ACS 2018-2022 ACS
# % # %
Total 268,613 - 272,388 -
One race 260,171 96.9% 252,180 92.6%
White alone 212,328 79.0% 201,310 73.9%
Black or African American alone 34,814 13.0% 35,089 12.9%
American Indian and Alaska
Native alone 1,152 0.4% 827 0.3%
Asian alone 5,822 2.2% 6,947 2.6%
Native Hawaiian and Other
Pacific Islander alone 273 0.1% 176 0.1%
Some other race alone 5,782 2.2% 7,831 2.9%
Two or More races 8,442 3.1% 20,208 7.4%
Hispanic or Latino 22,423 8.3% 25,949 9.5%
Source: 2013-2017 and 2018-2022 ACS
The most common race identified in St. Joseph County in 2017 was White
alone with 212,328 residents or 79.0% of the population. The second most
common was Black or African American alone with 32,951 residents or
13.0% of the population. 22,423 residents or 8.3% of the population were
Hispanic or Latino of any race.
The most common race identified in St. Joseph County in 2022 was White
alone with 201,310 residents or 73.9% of the population. The second most
common was Black or African American alone with 35,089 residents or
12.9% of the population. 25,949 residents or 9.5% of the population were
Hispanic or Latino of any race.
The proportional representation of White residents in St. Joseph County
from 2017 to 2022 fell by over 5.0 percentage points (5.1% or 11,018
persons). There were no other changes in proportional representation from
2017 to 2022 that were larger than 5.0 percentage points.
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Race – South Bend City
The following table highlights the racial composition of South Bend City as
shown in the 2013-2017 and 2018-2022 American Community Surveys.
Race and Hispanic or Latino Population in South Bend City
Race and Hispanic or Latino 2013-2017 ACS 2018-2022 ACS
# % # %
Total 101,928 - 103,084 -
One race 97,598 95.8% 92,352 89.6%
White alone 64,363 63.1% 57,611 55.9%
Black or African American alone 26,910 26.4% 26,141 25.4%
American Indian and Alaska
Native alone 481 0.5% 478 0.5%
Asian alone 1,465 1.4% 2,102 2.0%
Native Hawaiian and Other
Pacific Islander alone 120 0.1% 60 0.1%
Some other race alone 4,259 4.2% 5,960 5.8%
Two or More races 4,330 4.2% 10,732 10.4%
Hispanic or Latino 14,686 14.4% 16,873 16.4%
Source: 2013-2017 and 2018-2022 ACS
The most common race identified in South Bend in 2017 was White alone
with 64,363 residents or 63.1% of the population. The second most common
was Black or African American alone with 26,910 residents or 26.4% of the
population. 14,686 residents or 14.4% of the population were Hispanic or
Latino of any race.
The most common race identified in South Bend in 2022 was White alone
with 57,611 residents or 55.9% of the population. The second most common
was Black or African American alone with 26,141 residents or 25.4% of the
population. 16,873 residents or 16.4% of the population were Hispanic or
Latino of any race.
The proportional representation of White residents in South Bend from 2017
to 2022 fell by over 5.0 percentage points (7.2% or 6,752 persons), and Two
or More races rose by over 5.0 percentage points (6.2% or 6,402 persons).
There were no other changes in proportional representation from 2017 to
2022 that were larger than 5.0 percentage points.
Race – Mishawaka City
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The following table highlights the racial composition of Mishawaka City as
shown in the 2013-2017 and 2018-2022 American Community Surveys.
Race and Hispanic or Latino Population in Mishawaka City
Race and Hispanic or Latino 2013-2017 ACS 2018-2022 ACS
# % # %
Total 48,582 - 50,899 -
One race 46,676 96.1% 47,143 92.6%
White alone 41,261 84.9% 40,571 79.7%
Black or African American alone 3,517 7.2% 4,373 8.6%
American Indian and Alaska
Native alone 367 0.8% 90 0.2%
Asian alone 947 1.9% 1,279 2.5%
Native Hawaiian and Other
Pacific Islander alone 65 0.1% 22 0.0%
Some other race alone 519 1.1% 808 1.6%
Two or More races 1,906 3.9% 3,756 7.4%
Hispanic or Latino 3,066 6.3% 3,149 6.2%
Source: 2013-2017 and 2018-2022 ACS
The most common race identified in Mishawaka in 2017 was White alone
with 41,261 residents or 84.9% of the population. The second most common
was Black or African American alone with 3,517 residents or 7.2% of the
population. 3,066 residents or 6.3% of the population were Hispanic or
Latino of any race.
The most common race identified in Mishawaka in 2022 was White alone
with 40,571 residents or 79.7% of the population. The second most common
was Black or African American alone with 4,373 residents or 8.6% of the
population. 3,149 residents or 6.2% of the population were Hispanic or
Latino of any race.
The proportional representation of White residents in Mishawaka from 2017
to 2022 fell by over 5.0 percentage points (5.2% or 11,018 persons). There
were no other changes in proportional representation from 2017 to 2022
that were larger than 5.0 percentage points.
Ethnicity – St. Joseph County
The following table highlights the ethnicities of St. Joseph County residents
at the time of the 2013-2017 and 2018-2022 American Community Surveys.
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Ethnicity and Ancestry in St. Joseph County
ANCESTRY 2013-2017 ACS 2018-2022 ACS
# % # %
Total population 268,613 - 272,388 -
American 17,656 6.6% 12,049 4.4%
Arab 1,193 0.4% 1,581 0.6%
Czech 1,130 0.4% 1,016 0.4%
Danish 622 0.2% 485 0.2%
Dutch 5,192 1.9% 4,093 1.5%
English 16,981 6.3% 21,258 7.8%
French (except Basque) 5,271 2.0% 4,487 1.6%
French Canadian 913 0.3% 782 0.3%
German 57,574 21.4% 52,608 19.3%
Greek 1,019 0.4% 6,070 2.2%
Hungarian 8,512 3.2% 6,070 2.2%
Irish 32,672 12.2% 32,513 11.9%
Italian 11,574 4.3% 11,071 4.1%
Lithuanian 508 0.2% 596 0.2%
Norwegian 1,983 0.7% 1,790 0.7%
Polish 27,978 10.4% 23,764 8.7%
Portuguese 337 0.1% 143 0.5%
Russian 1,271 0.5% 1,366 0.5%
Scotch-Irish 1,842 0.7% 1,860 0.7%
Scottish 3,542 1.3% 3,865 1.4%
Slovak 563 0.2% 435 0.2%
Sub-Saharan African 2,952 1.1% 5,433 2.0%
Swedish 3,446 1.3% 2,933 1.1%
Swiss 1,008 0.4% 0,086 0.4%
Ukrainian 654 0.2% 377 0.1%
Welsh 1,361 0.5% 1,531 0.6%
West Indian (excluding
Hispanic origin groups) 560 0.2% 306 0.1%
Source: 2013-2017 and 2018-2022 ACS
The most common ancestral group identified in St. Joseph County in 2017
was German with 57,574 residents or 21.4 % of the population. The second
most common was Irish with 32,672 residents or 12.2% of the population.
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The most common ancestral group identified in St. Joseph County in 2022
was German with 52,608 residents or 19.3% of the population. The second
most common was Irish with 32,513 residents or 11.9% of the population.
There was no change in proportional representation in St. Joseph County
from 2017 to 2022 that was larger than 5.0 percentage points.
Ethnicity – South Bend City
The following table highlights the ethnicities of South Bend City residents at
the time of the 2013-2017 and 2018-2022 American Community Surveys.
Ethnicity and Ancestry in South Bend City
ANCESTRY 2013-2017 ACS 2018-2022 ACS
# % # %
Total population 101,928 - 103,084 -
American 4,578 4.5% 4,473 4.3%
Arab 287 0.3% 213 0.2%
Czech 234 0.2% 223 0.2%
Danish 178 0.2% 191 0.2%
Dutch 1,335 1.3% 1,009 1.0%
English 4,974 4.9% 5,641 5.5%
French (except Basque) 1,925 1.9% 1,121 1.1%
French Canadian 141 0.1% 295 0.3%
German 16,215 15.9% 13,939 13.5%
Greek 278 0.3% 266 0.3%
Hungarian 2,755 2.7% 1,932 1.9%
Irish 9,435 9.3% 10,013 9.7%
Italian 3,581 3.5% 3,606 3.5%
Lithuanian 103 0.1% 271 0.3%
Norwegian 570 0.6% 641 0.6%
Polish 8,196 8.0% 6,193 6.0%
Portuguese 55 0.1% 32 0.0%
Russian 374 0.4% 305 0.3%
Scotch-Irish 565 0.6% 746 0.7%
Scottish 1,070 1.0% 967 0.9%
Slovak 150 0.1% 108 0.1%
Sub-Saharan African 1,771 1.7% 3,027 2.9%
Swedish 954 0.9% 615 0.6%
Swiss 415 0.4% 212 0.2%
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Ukrainian 290 0.3% 120 0.1%
Welsh 484 0.5% 346 0.3%
West Indian (excluding
Hispanic origin groups) 133 0.1% 228 0.2%
Source: 2013-2017 and 2018-2022 ACS
The most common ancestral group identified in South Bend in 2017 was
German with 16,215 residents or 15.9% of the population. The second most
common was Irish with 9,435 residents or 9.3% of the population.
The most common ancestral group identified in South Bend City in 2022
was German with 13,939 residents or 13.5% of the population. The second
most common was Irish with 10,013 residents or 9.7% of the population.
There was no change in proportional representation in South Bend City from
2017 to 2022 that was larger than 5.0 percentage points.
Ethnicity – Mishawaka City
The following table highlights the ethnicities of Mishawaka City residents at
the time of the 2013-2017 and 2018-2022 American Community Surveys.
Ethnicity and Ancestry in Mishawaka City
ANCESTRY 2013-2017 ACS 2018-2022 ACS
# % # %
Total population 48,582 - 50,899 -
American 4,896 10.1% 2,017 4.0%
Arab 287 0.6% 391 0.8%
Czech 63 0.1% 204 0.4%
Danish 141 0.3% 54 0.1%
Dutch 1,078 2.2% 1,126 2.2%
English 3,066 6.3% 4,871 9.6%
French (except Basque) 1,145 2.4% 940 1.8%
French Canadian 258 0.5% 150 0.3%
German 10,656 21.9% 10,662 20.9%
Greek 214 0.4% 204 0.4%
Hungarian 1,527 3.1% 1,108 2.2%
Irish 5,954 12.3% 6,411 12.6%
Italian 2,281 4.7% 2,559 5.0%
Lithuanian 102 0.2% 50 0.1%
Norwegian 421 0.9% 181 0.4%
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Polish 4,362 9.0% 3,111 6.1%
Portuguese 30 0.1% 62 0.1%
Russian 366 0.8% 536 1.1%
Scotch-Irish 366 0.8% 494 1.0%
Scottish 925 1.9% 1,031 2.0%
Slovak 35 0.1% 32 0.1%
Sub-Saharan African 563 1.2% 858 1.7%
Swedish 699 1.4% 376 0.7%
Swiss 148 0.3% 299 0.6%
Ukrainian 98 0.2% 67 0.1%
Welsh 221 0.5% 418 0.8%
West Indian (excluding
Hispanic origin groups) 31 0.1% 25 0.0%
Source: 2013-2017 and 2018-2022 ACS
The most common ancestral group identified in Mishawaka City in 2017 was
German with 10,656 residents or 21.9% of the population. The second most
common was Irish with 5,954 residents or 12.3% of the population.
The most common ancestral group identified in Mishawaka City in 2022 was
German with 10,662 residents or 20.9% of the population. The second most
common was Irish with 6,411 residents or 12.6% of the population.
There was no change in proportional representation in Mishawaka City from
2017 to 2022 that was larger than 5.0 percentage points.
Dissimilarity Index
Another way to consider racial distribution in a community is to look at the
dissimilarity indices for an area. Dissimilarity indices measure the
separation or integration of races across all parts of the city, county, or state.
The dissimilarity index is based on the data from the 2020 U.S. Census and
was calculated as part of Brown University’s American Communities Project
(https://s4.brown.edu/american-community-project/).
The dissimilarity index measures whether one particular group is distributed
across census tracts in the metropolitan area in the same way as another
group. A high value indicates that the two groups tend to live in different
tracts. It compares the integration of racial groups with the White population
of the City or MSA on a scale from 0 to 100, with 0 being completely
integrated and 100 being completely separate. A value of 60 (or above) is
considered very high. It means that 60% (or more) of the members of one
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group would need to move to a different tract in order for the two groups to
be equally distributed. Values of 40 or 50 are usually considered a moderate
level of segregation, and values of 30 or below are considered to be fairly
low and are integrated.
The dissimilarity numbers are low to moderate across the board from the
2020 Census, indicative of partial integration. However, when looking at the
exposure index, the numbers reflect that neighborhoods are not as
integrated as the index of dissimilarity indicates. Exposure indices refer to
the racial/ethnic composition of the tract where the average member of a
given group lives. For example, the average Hispanic in some metropolitan
areas might live in a tract that is 40% Hispanic, 40% non-Hispanic white,
15% black, and 5% Asian. (Note that these various indices must add up to
100%.) These are presented in two categories: exposure of the group to
itself (which is called the Index of Isolation) and exposure of the group to
other groups.
The isolation index is the percentage of the same-group population in the
census tract where the average number of a racial/ethnic group lives. It can
range from a lower number than zero (for a very small group that is quite
dispersed) to 100 (meaning that group members are entirely isolated from
other groups). It should be kept in mind that this index is affected by the size
of the group -- it is almost inevitably small for smaller groups, and it is likely
to increase over time if the group becomes larger.
Indices of exposure to other groups also range from 0 to 100, where a larger
value means that the average group member lives in a tract with a higher
percentage of persons from the other group. These indices depend on two
conditions: the overall size of the other group and each group's settlement
pattern.
NOTE: For minority groups with relatively small populations, the small size
introduces some error into the calculation of the dissimilarity indices. More
specifically, for populations under 1,000 people, the dissimilarity index may
be high even if the population is evenly distributed across the City, MSA, or
State.
The following sections highlight the dissimilarity indices for various racial
and ethnic groups, as compared to the White population in the South Bend-
Mishawaka, IN-MI MSA, South Bend City, and Mishawaka City.
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Dissimilarity and Exposure – South Bend-Mishawaka, IN-MI MSA
Dissimilarity Index with
Whites
Isolation
Index
Exposure to Other
Groups*
White -- 76.9 10.3**
Black 48.4 28.0 53.2*
Hispanic 36.7 19.1 54.4*
Asian 41.2 6.3 73.3*
Source: Brown University Diversity and Disparities Project, 2020 U.S. Census
* Exposure of minorities to White population
**Exposure of White to Black population
The Black/African American population is the largest single-race minority
group in the South Bend-Mishawaka, IN-MI MSA, with approximately 13.8%
of the population and a dissimilarity index of 48.4. The isolation index of
White to White in the South Bend-Mishawaka MSA is 76.9, Black to Black
is 28.0, Hispanic to Hispanic is 19.1, and Asian to Asian is 6.3. The
exposure to other group indices for Black to White in the South Bend-
Mishawaka MSA is 53.2, for White to Black is 10.3, for Hispanic to White is
54.4, and for Asian to White is 73.3.
Dissimilarity Index in the South Bend-Mishawaka, IN-MI MSA
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
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Isolation Index in the South Bend-Mishawaka, IN-MI MSA
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
Exposure Indices in the South Bend-Mishawaka, IN-MI MSA: White and Black
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
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Exposure Indices in the South Bend-Mishawaka, IN-MI MSA: Hispanic and Asian
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
Dissimilarity and Exposure – South Bend, IN
Dissimilarity Index
with Whites Isolation Index Exposure to Other
Groups*
White -- 59.1 23.2**
Black 38.8 37.2 40.8*
Hispanic 46.3 27.7 38.0*
Asian 24.9 3.9 58.4*
Source: Brown University Diversity and Disparities Project, 2020 U.S. Census data
The Black/African American population is the largest single-race minority
group in South Bend, IN, with approximately 28.5% of the population and a
dissimilarity index of 38.8. The isolation index of White to White in South
Bend is 59.1, Black to Black is 37.2, Hispanic to Hispanic is 27.7, and Asian
to Asian is 3.9. The exposure to other group indices for Black to White in
South Bend is 40.8, for White to Black is 23.2, for Hispanic to White is 38.0,
and for Asian to White is 58.4.
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Dissimilarity Index in South Bend, IN
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
Isolation Index in South Bend, IN
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
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Exposure Indices in South Bend, IN: White and Black
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
Exposure Indices in South Bend, IN: Hispanic and Asian
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
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Dissimilarity and Exposure – Mishawaka, IN
Dissimilarity Index with
Whites Isolation Index Exposure to Other
Groups*
White -- 76.4 11.1**
Black 23.5 16.2 70.8*
Hispanic 12.6 6.6 74.0*
Asian 39.9 8.6 69.9*
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
* Exposure of minorities to Whites
**Exposure of Whites to Blacks
The Black/African American population is the largest single-race minority
group in Mishawaka, IN, with approximately 11.8% of the population and a
dissimilarity index of 23.5. The isolation index of White to White in
Mishawaka is 76.4, Black to Black is 16.2, Hispanic to Hispanic is 6.6, and
Asian to Asian is 8.6. The exposure to other group indices for Black to White
in Mishawaka is 70.8, for White to Black is 11.1, for Hispanic to White is
74.0, and for Asian to White is 69.9.
Dissimilarity Index in Mishawaka, IN
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
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Isolation Index in Mishawaka, IN
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
Exposure Indices in Mishawaka, IN: White and Black
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
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Exposure Indices in Mishawaka, IN: Hispanic and Asian
Source: Brown University Diversity and Disparities Project, 1980-2020 U.S. Census data
Regional Dissimilarity Trends
The Dissimilarity Index (DI) has trended downward throughout the MSA
over the last 50 years, from high dissimilarity in 1980 to moderate
segregation in 2020. However, a closer look at the Exposure and Isolation
Indices exposes continued segregation. White-Black exposure in the overall
MSA is still quite low at 10.3 out of 100, with White-Hispanic exposure of
6.7 and White-Asian exposure of 2.9, and White-White isolation is high at
76.9. The numbers are similar in Mishawaka, with a White-Black exposure
index of 11.1, White-Hispanic exposure of 6, White-Asian exposure of 3.2,
and a White-White isolation index of 76.4. South Bend is rather less
segregated though, having a White-White isolation index of 59.1, a White-
Black exposure index of 23.2, and White-Hispanic exposure of 12.6, though
White-Asian exposure is only 2.5. These figures suggest that rural and
suburban portions of the MSA are much more segregated than South Bend,
Mishawaka, or the MSA average.
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Age – St. Joseph County
The following chart illustrates age distribution in St. Joseph County at the
time of the 2013-2017 and 2018-2022 American Community Surveys. As of
2022, youth under 20 years of age represented 26.9% of the population;
33.2% of the population is between 20 and 44 years of age; 23.7% of the
population is 45 to 64; and 16.3% of the population is 65 years of age and
older. The median age is 36.7 years of age.
Source: 2013-2017 and 2018-2022 ACS Table DP05
Age – South Bend City
The following chart illustrates age distribution in South Bend City at the time
of the 2013-2017 and 2018-2022 American Community Surveys. As of
2022, youth under 20 years of age represented 29.5% of the population;
35.4% of the population was between 20 and 44 years of age; 21.4% of the
population was 45 to 64; and 13.7% of the population was 65 years of age
and older. The median age is 33.4 years of age.
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Source: 2013-2017 and 2018-2022 ACS Table DP05
Age – Mishawaka City
The following chart illustrates age distribution in Mishawaka City at the time
of the 2013-2017 and 2018-2022 American Community Surveys. As of
2022, youth under 20 years of age represented 23.4% of the population;
38.0% of the population was between 20 and 44 years of age; 21.9% of the
population was 45 to 64; and 16.7% of the population was 65 years of age
and older. The median age is 35.8 years of age.
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Source: 2013-2017 and 2018-2022 ACS Table DP05
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Religion – St. Joseph County
The U.S. Census does not collect data on the religious affiliations of the
population in the United States. In an effort to better understand the
religious affiliations of the residents of St. Joseph County, the County used
the data made available by The Association of Religion Data Archives
(ARDA). ARDA surveys the congregation members, their children, and
other people who regularly attend church services within counties across
the country. Although this data appears to be the most comprehensive data
that is available, it is unfortunately not entirely complete as it does not
accurately include traditional African American denominations. The total
number of regular attendees was adjusted in 2010 (the most recent year for
which data is available) to represent the population including historic African
American denominations. However, the total value cannot be
disaggregated to determine the distribution across denominational groups.
The table below shows the distribution of residents of St. Joseph County
across various denominational groups, and the percentage of the
population which reported affiliation with a church.
Religious Affiliation in St. Joseph County, 1980-2020
1980 1990 2000 2010 2020
# % # % # % # % # %
Black
Protestant 972 0.8% 8,973 7.5% * * 3,300 1.9% 8,304 7.6%
Buddhism 0 0.0% 0 0.0% 0 0.0% 102 0.1% 0 0.0%
Catholic 62,660 54.0% 62,723 52.7% 63,209 54.4% 52,666 30.1% 46,674 43.0%
Evangelical
Protestant 20,857 18.0% 20,264 17.0% 24,644 21.2% 27,734 15.9% 34,918 32.2%
Hinduism 0 0.0% 0 0.0% 0 0.0% 25 0.0% 118 0.1%
Islam 0 0.0% 0 0.0% 1,568 1.3% 1,116 0.6% 1,150 1.1%
Jehovah’s
Witnesses 0 0.0% 0 0.0% 0 0.0% 0 0.0% 2,056 1.9%
Judaism 718 0.6% 1,800 1.5% 1,850 1.6% 1,518 0.9% 1,280 1.2%
Latter-day
Saints 519 0.4% 631 0.5% 1,106 1.0% 1,436 0.8% 1,383 1.3%
Mainline
Protestant 30,185 26.0% 24,612 20.7% 22,376 19.3% 85,517 48.9% 11,866 10.9%
Orthodox 0 0.0% 0 0.0% 1,156 1.0% 1,226 0.7% 610 0.6%
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Other
Christians 0 0.0% 0 0.0% 106 0.1% 120 0.1% 106 0.1%
Other Non-
Christians 120 0.1% 117 0.1% 135 0.1% 166 0.1% 106 0.1%
Total
Adherents 116,031 48.0% 119,120 48.2% 116,150 43.7% 174,926 65.5% 108,571 39.8%
Unclaimed: 125,586 52.0% 127,932 51.8% 149,409 56.3% 92,005 34.5% 164,341 60.2%
Total
Population 241,617 -- 247,052 -- 265,559 -- 266,931 -- 272,912 --
Source: The Association of Religion Data Archives
The most common religious affiliation identified in St. Joseph County in
1980 was Catholic with 62,660 adherents, 54.0% of the churchgoing
population and 25.9% of the County’s population. The second most
common religious affiliation identified in St. Joseph County in 1980 was
Mainline Protestant with 30,185 adherents, 26.0% of the churchgoing
population and 12.5% of the County population. About 48% of the County’s
population belonged to a church.
The most common religious affiliation identified in St. Joseph County in
2020 was Catholic with 46,674 adherents, 43.0% of the churchgoing
population and 17.1% of the County’s population. The second most
common religious affiliation identified in St. Joseph County in 2020 was
Evangelical Protestant with 34,918 adherents, 32.2% of the churchgoing
population and 12.8% of the County’s population. About 40% of the
County’s population belonged to a church.
The changes in proportional representation of religious groups in St. Joseph
County from 1980 to 2020 that were larger than 5.0 percentage points were
the changes in Mainline Protestants, Catholics, and Evangelical
Protestants. The number of Mainline Protestants in St. Joseph County
decreased from 30,185 adherents in 1980 to 11,866 adherents in 2020, a
proportional representation decrease of 15.1%. The number of Catholics
decreased from 62,660 adherents in 1980 to 46,674 adherents in 2020, a
proportional representation decrease of 11.0%. However, the number of
Evangelical Protestants in the County increased from 20,857 in 1980 to
34,918 in 2020, a proportional representation increase of 14.2%
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B. Households
Household Tenure – St. Joseph County
According to the 2013-2017 American Community Survey Five Year
Estimates, there were 116,078 housing units in St. Joseph County. Of these
housing units, 100,694 (86.7%) were occupied and 15,384 (13.3%) were
vacant. Of the occupied housing units, 68,361 (67.9%) were owner-
occupied and 32,333 (32.1%) were renter-occupied.
According to the 2018-2022 ACS Five Year Estimates, there were 118,075
housing units in St. Joseph County. Of these housing units, 107,466
(91.0%) were occupied and 10,609 (9.0%) were vacant. Of the occupied
housing units, 73,223 (68.1%) were owner-occupied and 34,243 (31.9%)
were renter-occupied.
From 2017 to 2022 there was an estimated 1,997 unit (1.7%) increase in
the total number of housing units, a 6,772 unit (6.7%) increase in the
number of occupied units, and a 4,775 unit (31.0%) decrease in the number
of vacant units. The number of owner-occupied units increased by 4,862
units (7.1%) and renter-occupied units increased by 1,910 (5.9%).
There were a number of significant changes (greater than 5.0 percentage
points) changes in Household Tenure in St. Joseph County from 2017 to
2022. The number of occupied units grew by 6.7%, the number of vacant
units fell by 31.0%, the number of owner-occupied units grew by 7.1%, and
the number of renter-occupied units grew by 5.9%. This suggests that
vacant houses are being reoccupied or replaced elsewhere in the County,
and that occupants prefer to own rather than rent their housing units.
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Source: 2013-2017 and 2018-2022 ACS chart B25009
Household Tenure – South Bend City
According to the 2013-2017 American Community Survey 5-Year
estimates, there were 47,280 housing units in South Bend City. Of these
housing units, 39,025 (82.5%) were occupied and 8,255 (17.5%) were
vacant. Of the occupied housing units, 22,335 (57.2%) were owner-
occupied and 16,690 (42.8%) were renter-occupied.
According to the 2018-2022 ACS 5-Year estimates, there were 46,514
housing units in South Bend City. Of these housing units, 40,559 (87.2%)
were occupied and 5,955 (12.8%) were vacant. Of the occupied housing
units, 23,731 (58.5%) were owner-occupied and 16,828 (41.5%) were
renter-occupied.
From 2017 to 2022 there was an estimated 766 unit (1.6%) decrease in the
total number of housing units, a 1,534 unit (3.9%) increase in the number
of occupied units, and a 2,300 unit (27.9%) decrease in the number of
vacant units. The number of owner-occupied units increased by 1,396 units
(6.3%) and renter-occupied units increased by 138 units (0.8%).
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There were two significant changes (over 5.0 percentage points) in
Household Tenure in South Bend City from 2017 and 2022. The number of
vacant units decreased by 27.9%, and the number of owner-occupied units
rose by 6.3%. This suggests that many vacant units have been demolished
within the City, that others have been renovated or replaced, and that there
is a strong preference toward purchasing housing rather than renting. There
were no other significant changes.
Source: 2013-2017 and 2018-2022 ACS chart B25009
Household Tenure – Mishawaka City
According to the 2013-2017 American Community Survey 5-Year
estimates, there were 24,363 housing units in Mishawaka City. Of these
housing units, 20,568 (84.4%) were occupied and 3,795 (15.6%) were
vacant. Of the occupied housing units, 10,334 (50.2%) were owner-
occupied and 10,234 (49.8%) were renter-occupied.
According to the 2018-2022 ACS 5-Year estimates, there were 25,415
housing units in Mishawaka City. Of these housing units, 23,191 (91.3%)
were occupied and 2,224 (8.8%) were vacant. Of the occupied housing
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units, 11,216 (48.4%) were owner-occupied and 11,975 (51.6%) were
renter-occupied.
From 2017 to 2022 there was a 1,052 unit (4.3%) increase in the total
number of housing units, a 2,623 unit (12.8%) increase in the number of
occupied units, and a 1,571 unit (41.4%) decrease in the number of vacant
units. The number of owner-occupied units increased by 882 (8.5%) and
the number of renter-occupied units increased by 1,741 (17.0%).
There were several significant changes (over 5.0 percentage points) in
Household Tenure in Mishawaka City from 2017 to 2022. The most
significant change is the 41.4% decrease in vacant housing units over the
last five years, along with a 12.8% increase in occupied units. Further, there
was an 8.5% growth in owner occupancy, but there was a 17.0% growth in
renter occupancy. This suggests widespread reoccupancy of old housing
stock in Mishawaka, or possibly demolition and replacement, and that there
is more elasticity in the rental market than in the homebuyer market.
Source: 2013-2017 and 2018-2022 ACS chart B25009
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Household Tenure by Race and Ethnicity – St. Joseph County
The tables below compare homeowners and renters by race and ethnicity in
St. Joseph County.
Household Type by Race and Ethnicity in St. Joseph County
Householder 2013-2017 ACS 2018-2022 ACS
# % # %
White alone 82,976 82.4% 84,723 78.8%
Black or African American alone 12,460 12.4% 13,158 12.2%
American Indian and Alaska Native alone 397 0.4% 372 0.3%
Asian alone 1,921 1.9% 2,206 2.1%
Native Hawaiian and Other Pacific
Islander alone 43 0.0% 21 0.0%
Some other race alone 1,446 1.4% 2,487 2.3%
Two or more races 1,451 1.4% 4,499 4.2%
Hispanic or Latino 4,809 4.8% 6,712 6.2%
White alone, not Hispanic or Latino 79,897 79.3% 82,291 76.6%
Source: 2013-2017 and 2018-2022 ACS table S2502
Household Tenure by Race and Ethnicity in St. Joseph County
Householder 2013-2017 ACS 2018-2022 ACS
Owner % Renter % Owner % Renter %
White alone 61,305 89.7% 21,671 67.1% 62,719 85.7% 22,004 64.3%
Black or African
American alone 4,266 6.2% 8,194 25.3% 4,746 6.5% 8,412 24.6%
American Indian and
Alaska Native alone 212 0.3% 185 0.6% 244 0.3% 128 0.4%
Asian alone 974 1.4% 947 2.9% 1,358 1.9% 848 2.5%
Native Hawaiian and
Other Pacific Islander
alone
43 0.1% 0 0.0% 21 0.0% 0 0.0%
Some other race alone 888 1.3% 558 1.7% 1,512 2.1% 975 2.8%
Two or more races 673 1.0% 778 2.4% 2,623 3.6% 1,876 5.5%
Hispanic or Latino 2,984 4.4% 1,825 5.6% 3,920 5.4% 2,792 8.2%
White alone, not
Hispanic or Latino 59,325 86.8% 20,572 63.6% 61,465 83.9% 20,826 60.8%
Source: 2013-2017 and 2018-2022 ACS table S2502
Homeownership rates are increasing in the County. Homeowners
represented 67.9% (68,361 households) of all households in 2017 and
68.1% (73,223 households) in 2022. In response, rental rates are
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decreasing in the County, though the number of renters has increased.
Renters represented 32.1% (32,333 households) of all households in 2017
and 31.9% (34,243 households) in 2022.
There were not any significant shifts (greater than 5.0 percentage points) in
Household Tenure from 2017 to 2022 in St. Joseph County.
Household Tenure by Race and Ethnicity – South Bend City
The tables below compare homeowners and renters by race and ethnicity
in South Bend City.
Household Type by Race and Ethnicity in South Bend City
Householder 2013-2017 ACS 2018-2022 ACS
# % # %
White alone 26,555 68.0% 25,522 62.9%
Black or African American alone 9,859 25.3% 9,912 24.4%
American Indian and Alaska Native alone 191 0.5% 204 0.5%
Asian alone 559 1.4% 796 1.96%
Native Hawaiian and Other Pacific
Islander alone 14 0.0% 10 0.0%
Some other race alone 1,077 2.8% 1,857 4.6%
Two or more races 770 2.0% 2,258 5.6%
Hispanic or Latino 3,338 8.6% 4,272 10.5%
White alone, not Hispanic or Latino 24,446 62.6% 24,293 59.9%
Source: 2013-2017 and 2018-2022 ACS table S2502
Household Tenure by Race and Ethnicity in South Bend City
Householder 2013-2017 ACS 2018-2022 ACS
Owner % Renter % Owner % Renter %
White alone 17,800 79.7% 8,755 52.5% 17,029 71.8% 8,493 50.5%
Black or African
American alone 3,262 14.6% 6,597 39.5% 3,704 15.6% 6,208 36.9%
American Indian and
Alaska Native alone 130 0.6% 61 0.4% 119 0.5% 85 0.5%
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Asian alone 207 0.9% 352 2.1% 526 2.2% 270 1.6%
Native Hawaiian and
Other Pacific Islander
alone
14 0.1% 0 0.0% 10 0.0% 0 0.0%
Some other race alone 628 2.8% 449 2.7% 1,212 5.1% 645 3.8%
Two or more races 294 1.3% 476 2.8% 11,131 4.8% 1,127 6.7%
Hispanic or Latino 2,102 9.4% 1,236 7.4% 2,506 10.6% 1,766 10.5%
White alone, not
Hispanic or Latino 16,430 73.6% 8,016 48.0% 68.6% 16,290 47.6% 8,003
Source: 2013-2017 and 2018-2022 ACS table S2502
Homeownership rates are increasing in the City after a period of decline.
Homeowners represented 57.2% (22,335 households) of all households in
2017 and 58.5% (23,731 households) in 2022. In response, rental rates
have decreased in the City, though the number of renters has increased.
Renters represented 42.8% (16,690 households) of all households in 2017
and 41.5% (16,828 households) in 2022.
There were significant shifts (greater than 5.0 percentage points) in
Household Tenure from 2017 to 2022 in South Bend City. The percentage
of White householders dropped 5.1% over the period, and White owner-
occupant householders in particular dropped 7.9% over the period. Other
groups had smaller gains (less than 5.0 percentage points) which balanced
this loss. There were no other significant shifts over this period.
Household Tenure by Race and Ethnicity – Mishawaka City
The tables below compare homeowners and renters by race and ethnicity
in Mishawaka City.
Household Type by Race and Ethnicity in Mishawaka City
Householder 2013-2017 ACS 2018-2022 ACS
# % # %
White alone 18,260 88.8% 19,524 84.2%
Black or African American alone 1,361 6.6% 1,698 7.3%
American Indian and Alaska Native alone 84 0.4% 41 0.2%
Asian alone 417 2.0% 560 2.4%
Native Hawaiian and Other Pacific
Islander alone 3 0.0% 5 0.0%
Some other race alone 128 0.6% 313 1.3%
Two or more races 315 1.5% 1,050 4.5%
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Hispanic or Latino 678 3.3% 1,141 4.9%
White alone, not Hispanic or Latino 17,797 86.5% 18,916 81.6%
Source: 2013-2017 and 2018-2022 ACS table S2502
Household Tenure by Race and Ethnicity in Mishawaka City
Householder 2013-2017 ACS 2018-2022 ACS
Owner % Renter % Owner % Renter %
White alone 9,887 95.8% 8,373 81.8% 10,286 91.7% 9,238 77.1%
Black or African
American alone 179 1.7% 1,182 11.6% 255 2.3% 1,443 12.1%
American Indian and
Alaska Native alone 30 0.3% 54 0.5% 20 0.2% 21 0.2%
Asian alone 43 0.4% 374 3.7% 100 0.9% 460 3.8%
Native Hawaiian and
Other Pacific Islander
alone
3 0.0% 0 0.0% 5 0.0% 0 0.0%
Some other race alone 95 0.9% 33 0.3% 131 1.2% 182 1.5%
Two or more races 97 0.9% 218 2.1% 419 3.7% 631 5.3%
Hispanic or Latino 343 3.3% 335 3.3% 461 4.1% 680 5.7%
White alone, not
Hispanic or Latino 9,654 93.4% 8,143 79.6% 10,176 90.7% 8,740 73.0%
Source: 2013-2017 and 2018-2022 ACS table S2502
Homeownership rates are decreasing in the City, though the number of
homeowners has increased. Homeowners represented 50.2% (10,334
households) of all households in 2017 and 48.4% (11,216 households) of
all households in 2022. In response, rental rates increased in the City.
Renters represented 49.8% (10,234 households) of all households in 2017
and 51.6% (11,975 households) in 2022.
There was one significant shift (greater than 5.0 percentage points) in
Household Tenure from 2017 to 2022 in Mishawaka City. The percentage
of White alone, not Hispanic or Latino renter-householders dropped 5.4%
over the period. Hispanic and Latino renter-householders and other groups
had smaller gains (less than 5.0 percentage points) which balanced this
loss. There were no other significant shifts over this period.
Families – St. Joseph County
In 2017, there were a total of 100,694 households in St. Joseph County, of
which 64,202 (63.8%) were family households and 36,492 (36.2%) were
non-family households. In 2022, there were a total of 107,466 households,
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of which 63,910 (59.5%) were family households and 43,556 (40.5%) were
non-family households. The total number of households in St. Joseph
County increased by 6,772 units from 2017 to 2022, as did the total number
of non-family households (7,064 units or 19.4%), while the number of family
households decreased by 292 units (0.4%) over the same period. A non-
family household is defined as a householder living alone or with others not
related by family.
In 2022, non-family households comprised 40.5% of all households,
married-couple family households comprised 42.5% of all households,
female householders with no spouse present comprised 12.7% of all County
households, and male householders with no spouse present comprised
4.3% of all County households. The chart below illustrates the breakdown
of households by type in St. Joseph County as of 2022 using data from the
2018-2022 ACS.
Source: 2018-2022 ACS Table B25011
Families – South Bend City
In 2017, there were a total of 39,025 households in South Bend City, of
which 22,755 (58.3%) were family households and 16,270 (41.7%) were
non-family households. In 2022, there were a total of 40,559 households in
South Bend City, of which 22,358 (55.1%) were family households and
18,201 (44.9%) were non-family households. The total number of
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households in South Bend City increased by 1,532 units from 2017 to 2022,
as did the total number of non-family households (1,931 units or 11.9%),
while the number of family households decreased by 292 units (1.7%) over
the same period. A non-family household is defined as a householder living
alone or with others not related by family.
In 2022, non-family households comprised 44.9% of all households,
married-couple family households comprised 32.2% of all households,
female householders with no spouse present comprised 18.2% of all South
Bend households, and male householders with no spouse present
comprised 4.8% of all South Bend households. The chart below illustrates
the breakdown of households by type in South Bend City as of 2022 using
data from the 2018-2022 ACS.
Source: 2018-2022 ACS Table B25011
Families – Mishawaka City
In 2017, there were a total of 20,568 households in Mishawaka City, of
which 10,866 (52.8%) were family households and 9,702 (47.2%) were non-
family households. In 2022, there were a total of 23,191 households, of
which 11,439 (49.3%) were family households and 11,752 (50.7%) were
non-family households. The total number of households in Mishawaka City
increased by 2,623 units from 2017 to 2022, as did the total number of non-
family households (2,050 units or 21.1%) and family households (573 units
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or 5.3%) over the same period. A non-family household is defined as a
householder living alone or with others not related by family.
In 2022, non-family households comprised 50.7% of all households,
married-couple family households comprised 32.7% of all households,
female householders with no spouse present comprised 11.8% of all
Mishawaka households, and male householders with no spouse present
comprised 4.8% of all Mishawaka households. The chart below illustrates
the breakdown of households by type in Mishawaka City as of 2022 using
data from the 2018-2022 ACS.
Source: 2018-2022 ACS Table B25011
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C. Income and Poverty
Household Income
The median household income in St. Joseph County increased by 28.59%
($13,756) from $48,121 in 2017 to $61,877 in 2022. The median household
income in the City of South Bend increased by 31.02% ($11,615) from
$37,441 in 2017 to $49,056 in 2022. The median household income in the
City of Mishawaka increased by 29.44% ($11,722) from $39,821 in 2017 to
$51,543 in 2012.
Household Income – St. Joseph County
The table below compares the distribution of household income according
to the 2013-2017 and 2018-2022 American Community Survey estimates.
Household Income in St. Joseph County
Items
2013-2017 ACS 2018-2022 ACS
Number of
Households Percentage Number of
Households Percentage
Total Households 100,694 - 107,466 -
Less than $10,000 7,763 7.7% 6,116 5.7%
$10,000 to $14,999 5,244 5.2% 4,732 4.4%
$15,000 to $24,999 12,479 12.4% 8,743 8.1%
$25,000 to $34,999 11,142 11.1% 10,217 9.5%
$35,000 to $49,999 15,078 14.9% 14,332 13.3%
$50,000 to $74,999 18,729 18.6% 19,918 18.5%
$75,000 to $99,999 11,851 11.8% 13,330 12.4%
$100,000 to $149,999 11,522 11.4% 16,643 15.5%
$150,000 to $199,999 3,290 3.3% 7,294 6.8%
$200,000 or more 3,596 3.6% 6,141 5.7%
Median Household
Income $48,121 - $61,877 -
Mean Household
Income $66,247 - $84,995 -
Source: 2013-2017 and 2018-2022 ACS Table DP03
Household Income – South Bend City
The table below compares the distribution of household income according
to the 2013-2017 and 2018-2022 American Community Survey estimates.
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Household Income in South Bend City
Items
2013-2017 ACS 2018-2022 ACS
Number of
Households Percentage Number of
Households Percentage
Total Households 39,025 - 40,559 -
Less than $10,000 4,744 12.2% 3,536 8.7%
$10,000 to $14,999 2,730 7.0% 2,404 5.9%
$15,000 to $24,999 5,681 14.6% 4,027 9.9%
$25,000 to $34,999 4,854 12.4% 4,416 10.9%
$35,000 to $49,999 6,306 16.2% 6,346 15.6%
$50,000 to $74,999 6,968 17.9% 7,325 18.1%
$75,000 to $99,999 3,494 8.9% 4,642 11.4%
$100,000 to $149,999 2,867 7.3% 5,004 12.3%
$150,000 to $199,999 644 1.6% 1,586 3.9%
$200,000 or more 737 1.9% 1,273 3.1%
Median Household
Income $37,441 - $49,056 -
Mean Household
Income $52,434 - $69,487 -
Source: 2013-2017 and 2018-2022 ACS Table DP03
Household Income – Mishawaka City
The table below compares the distribution of household income according
to the 2013-2017 and 2018-2022 American Community Survey estimates.
Household Income in Mishawaka City
Items
2013-2017 ACS 2018-2022 ACS
Number of
Households Percentage Number of
Households Percentage
Total Households 20,568 - 23,191 -
Less than $10,000 1,456 7.1% 1,032 4.5%
$10,000 to $14,999 1,173 5.7% 1,330 5.7%
$15,000 to $24,999 3,354 16.3% 2,854 12.3%
$25,000 to $34,999 3,114 15.1% 2,421 10.4%
$35,000 to $49,999 3,723 18.1% 3,716 16.0%
$50,000 to $74,999 3,789 18.4% 4,641 20.0%
$75,000 to $99,999 1,955 9.5% 3,019 13.0%
$100,000 to $149,999 1,475 7.2% 2,536 10.9%
$150,000 to $199,999 311 1.5% 870 3.8%
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$200,000 or more 218 1.1% 772 3.3%
Median Household
Income $39,821 - $51,543 -
Mean Household
Income $50,312 - $68,087 -
Source: 2013-2017 and 2018-2022 ACS Table DP03
The U.S. Department of Housing and Urban Development (HUD) sets
income limits that determine eligibility for assisted housing programs
including the Public Housing, Section 8 project-based, Section 8 Housing
Choice Voucher, Section 202 housing for the elderly, and Section 811
housing for persons with disabilities programs. HUD develops income limits
based on Median Family Income estimates and Fair Market Rent area
definitions for each metropolitan area, parts of some metropolitan areas,
and each non-metropolitan county.
The HUD Median Family Income in the South Bend-Mishawaka, IN HUD
Metro FMR Area was $65,600 in 2019, which increased to $89,000 in 2024.
The table below identifies the FY 2024 HUD Income Limits applicable to the
South Bend-Mishawaka, IN HUD Metro FMR Area.
South Bend-Mishawaka, IN-MI Metro Area
Section 8 Income Limits for FY 2024
Income
Category
1
Person
2
Person
3
Person
4
Person
5
Person
6
Person
7
Person
8
Person
Extremely
Low (30%)
Income
Limits
$18,700 $21,400 $25,820 $31,200 $36,580 $41,960 $47,340 $52,720
Very Low
(50%)
Income
Limits
$31,150 $35,600 $40,050 $44,500 $48,100 $51,650 $55,200 $58,750
Low (80%)
Income
Limits
$49,850 $57,000 $64,100 $71,200 $76,900 $82,600 $88,300 $94,000
Source: HUD Section 8 Income Limits
The following table highlights the current low- and moderate-income
population in St. Joseph County. The block groups that have a population
of more than 51% low- and moderate-income are highlighted in the following
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table. St. Joseph County has an overall low- and moderate-income
population of 40.6%.
Low- and Moderate-Income Population for St. Joseph County, IN
TRACT BLOCK GROUP LOWMOD LOWMODUNIV LOWMODPCT
000100 1 575 720 79.90%
000100 2 330 675 48.90%
000100 3 375 745 50.30%
000200 1 445 1,020 43.60%
000200 2 910 1,095 83.10%
000200 3 970 1,000 97.00%
000200 4 605 1,165 51.90%
000301 1 440 740 59.50%
000301 2 25 190 13.20%
000301 3 695 1,070 65.00%
000302 1 825 1,500 55.00%
000302 2 650 1,085 59.90%
000400 1 415 530 78.30%
000400 2 530 690 76.80%
000400 3 790 965 81.90%
000500 1 730 1,270 57.50%
000500 2 445 675 65.90%
000600 1 485 730 66.40%
000600 2 830 895 92.70%
000600 3 135 265 50.90%
000700 1 145 590 24.60%
000700 2 555 1,510 36.80%
000800 1 170 1,050 16.20%
000800 2 120 590 20.30%
000900 1 210 525 40.00%
000900 2 410 540 75.90%
001000 1 745 1,370 54.40%
001000 2 760 1,040 73.10%
001000 3 350 420 83.30%
001000 4 335 755 44.40%
001100 1 410 905 45.30%
001100 2 305 650 46.90%
001100 3 590 1,090 54.10%
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001100 4 545 1,435 38.00%
001200 1 155 795 19.50%
001200 2 25 610 4.10%
001200 3 105 775 13.50%
001300 1 665 1,530 43.50%
001300 2 225 570 39.50%
001400 1 200 355 56.30%
001400 2 465 910 51.10%
001400 3 280 450 62.20%
001400 4 510 1,730 29.50%
001500 1 340 565 60.20%
001500 2 530 770 68.80%
001500 3 835 1,165 71.70%
001500 4 860 975 88.20%
001600 1 365 1,255 29.10%
001600 2 220 1,075 20.50%
001700 1 375 515 72.80%
001700 2 435 620 70.20%
001900 1 165 280 58.90%
001900 2 320 555 57.70%
002000 1 345 570 60.50%
002000 2 765 845 90.50%
002100 1 305 530 57.50%
002100 2 820 985 83.20%
002200 1 615 795 77.40%
002200 2 670 815 82.20%
002200 3 455 570 79.80%
002200 4 425 865 49.10%
002300 1 355 440 80.70%
002300 2 630 740 85.10%
002400 1 835 1,190 70.20%
002400 2 790 900 87.80%
002400 3 695 820 84.80%
002500 1 545 770 70.80%
002500 2 765 1,295 59.10%
002600 1 1,020 1,450 70.30%
002600 2 1,125 1,625 69.20%
002600 3 850 1,155 73.60%
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002700 1 775 975 79.50%
002800 1 750 1,395 53.80%
002800 2 735 980 75.00%
002900 1 595 1,000 59.50%
003000 1 250 340 73.50%
003000 2 835 1,260 66.30%
003100 1 815 1,115 73.10%
003100 2 330 580 56.90%
003100 3 140 260 53.80%
003100 4 555 815 68.10%
003100 5 430 615 69.90%
003200 1 310 760 40.80%
003200 2 180 1,035 17.40%
003200 3 360 1,480 24.30%
003200 4 365 1,245 29.30%
003200 5 145 575 25.20%
003300 1 445 775 57.40%
003300 2 1,065 1,525 69.80%
003300 3 320 815 39.30%
003400 1 225 535 42.10%
003400 2 495 830 59.60%
003400 3 715 1,105 64.70%
003400 4 760 1,000 76.00%
003500 1 900 1,160 77.60%
003500 2 890 1,560 57.10%
010100 1 585 875 66.90%
010100 2 310 485 63.90%
010100 3 235 625 37.60%
010100 4 410 615 66.70%
010201 1 595 750 79.30%
010201 2 410 1,115 36.80%
010201 3 490 1,680 29.20%
010202 1 600 855 70.20%
010202 2 530 620 85.50%
010300 1 605 655 92.40%
010300 2 745 2,100 35.50%
010300 3 1,805 2,190 82.40%
010300 4 600 900 66.70%
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010300 5 215 465 46.20%
010400 1 445 1,390 32.00%
010400 2 375 980 38.30%
010400 3 250 910 27.50%
010500 1 245 820 29.90%
010500 2 375 1,245 30.10%
010500 3 410 920 44.60%
010600 1 300 465 64.50%
010600 2 165 445 37.10%
010600 3 370 1,230 30.10%
010600 4 375 765 49.00%
010700 1 320 940 34.00%
010700 2 195 710 27.50%
010700 3 160 445 36.00%
010700 4 450 715 62.90%
010700 5 865 1,380 62.70%
010800 1 380 1,070 35.50%
010800 2 280 640 43.80%
010800 3 555 1,845 30.10%
010800 4 190 1,020 18.60%
010901 1 50 785 6.40%
010901 2 460 1,335 34.50%
010901 3 535 2,220 24.10%
010902 1 695 1,890 36.80%
010902 2 270 1,455 18.60%
011001 1 395 1,865 21.20%
011001 2 160 490 32.70%
011002 1 255 1,840 13.90%
011002 2 155 415 37.30%
011002 3 435 2,475 17.60%
011100 1 350 445 78.70%
011100 2 715 1,520 47.00%
011100 3 360 485 74.20%
011100 4 55 85 64.70%
011100 5 200 830 24.10%
011203 1 570 830 68.70%
011203 2 265 330 80.30%
011203 3 115 280 41.10%
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011303 1 900 1,800 50.00%
011303 2 85 480 17.70%
011303 3 440 865 50.90%
011303 4 315 1,380 22.80%
011303 5 295 1,205 24.50%
011304 1 270 2,325 11.60%
011305 1 265 2,080 12.70%
011305 2 700 2,265 30.90%
011306 1 45 440 10.20%
011306 2 170 925 18.40%
011306 3 210 1,380 15.20%
011307 1 545 1,085 50.20%
011307 2 0 865 0.00%
011307 3 75 565 13.30%
011308 1 130 1,300 10.00%
011308 2 250 1,260 19.80%
011308 3 375 1,920 19.50%
011309 1 105 595 17.60%
011309 2 585 1,230 47.60%
011309 3 490 1,005 48.80%
011310 1 380 1,430 26.60%
011310 2 490 605 81.00%
011310 3 450 795 56.60%
011403 1 135 3,045 4.40%
011403 2 780 1,690 46.20%
011403 3 80 835 9.60%
011404 1 165 1,165 14.20%
011404 2 140 2,090 6.70%
011404 3 180 1,130 15.90%
011404 4 90 2,275 4.00%
011405 1 190 910 20.90%
011405 2 220 1,165 18.90%
011405 3 495 1,780 27.80%
011406 1 290 1,585 18.30%
011406 2 510 2,415 21.10%
011406 3 310 1,570 19.70%
011501 1 1,055 1,760 59.90%
011501 2 940 1,245 75.50%
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011501 3 735 1,210 60.70%
011503 1 270 1,635 16.50%
011503 2 315 835 37.70%
011504 1 340 1,525 22.30%
011505 1 215 810 26.50%
011505 2 840 1,240 67.70%
011505 3 240 1,000 24.00%
011506 1 825 1,490 55.40%
011506 2 1,735 3,425 50.70%
011602 1 1,185 3,470 34.10%
011602 2 470 1,125 41.80%
011602 3 405 1,935 20.90%
011602 4 605 1,255 48.20%
011603 1 315 2,125 14.80%
011603 2 235 2,480 9.50%
011604 1 95 1,645 5.80%
011604 2 115 1,570 7.30%
011701 1 375 2,995 12.50%
011701 2 620 1,095 56.60%
011703 1 170 255 66.70%
011703 2 430 1,390 30.90%
011703 3 1,160 1,665 69.70%
011703 4 350 760 46.10%
011704 1 150 1,590 9.40%
011704 2 945 1,550 61.00%
011704 3 135 900 15.00%
011801 1 225 1,460 15.40%
011803 1 135 1,020 13.20%
011803 2 230 1,175 19.60%
011803 3 500 1,210 41.30%
011804 1 355 825 43.00%
011804 2 235 1,530 15.40%
011900 1 450 1,235 36.40%
011900 2 540 1,310 41.20%
011900 3 400 1,395 28.70%
012000 1 630 1,540 40.90%
012000 2 315 935 33.70%
012000 3 495 1,115 44.40%
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012000 4 30 750 4.00%
012100 1 210 1,210 17.40%
012100 2 295 735 40.10%
012100 3 455 755 60.30%
012100 4 140 1,145 12.20%
012200 1 140 1,010 13.90%
012200 2 340 880 38.60%
012200 3 420 1,130 37.20%
012300 1 425 1,175 36.20%
012300 2 200 1,145 17.50%
012300 3 405 720 56.30%
012300 4 240 645 37.20%
012400 1 275 1,240 22.20%
012400 2 190 835 22.80%
Total Low-Mod 104,905 258,090 40.65%
Source: HUD Exchange 2016-2020 ACS Low-Mod Block Group data
The following maps illustrate relative income levels in St. Joseph County.
The first map shows the poverty rate by block group. The second shows
with concentrations of low- and moderate-income residents. These Census
Block Groups that are above 51% low- and moderate-income. They are
mostly concentrated in the City of South Bend, and partially concentrated in
the City of Mishawaka. Finally, the third map shows low- and moderate-
income block groups with an overlay of all majority-minority block groups.
This map shows that every minority-majority block group in the region is
also greater than 51% low- and moderate-income.
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Family and Household Poverty – St. Joseph County
In St. Joseph County, the percentage of all families living in poverty
experienced a decrease from 12.6% in 2017 to 10.1% in 2022. The
poverty rate for female-headed households with no spouse present fell
from 36.6% in 2017 to 31.0% in 2022, and the poverty rate for such
households with children under 18 fell from 48.6% to 39.9% over the same
period. However, the percentage of female-headed households with no
spouse present and with children under 5 years old increased from 55.3%
in 2017 to 58.8% in 2022.
Source: 2013-2017 and 2018-2022 ACS Table DP03
NOTE: the 2017 ACS uses the term “Female householder, no husband
present”, while the 2022 ACS uses the term “Female householder, no
spouse present”. This may result in a small variation when considering
same-sex partnerships.
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Family and Household Poverty – South Bend City
The City of South Bend has a higher poverty rate than St. Joseph County
as a whole, but its poverty rate also decreased from 20.2% in 2017 to
17.7% in 2022. The percentage of single mothers in poverty was high in
the City of South Bend, but it fell slightly for both overall female-headed
households and for those with children under 18 years. However, the
percentage of female-headed households with no spouse present and
with children under 5 years old increased substantially from 55.5% in 2017
to 64.0% in 2022.
Source: 2013-2017 and 2018-2022 ACS DP03
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Family and Household Poverty – Mishawaka City
The City of Mishawaka had a larger decrease in poverty levels than the
County as a whole from 2017 to 2022, decreasing by 4.1% to a poverty rate
of 11.3% in 2022. The poverty rate for female-headed households with no
spouse present decreased significantly by 7.7%, and female-headed
households with no spouse present and children under 18 years had a
larger decrease of 16.5%. However, the poverty rate of female-headed
households with no spouse present and with children under 5 years old
increased significantly from 47.0% in 2017 to 55.2% in 2022.
Source: 2013-2017 and 2018-2022 ACS DP03
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D. Employment
Occupation – St. Joseph County
In 2017, according to the 2013-2017 American Community Survey
Estimates the total number of eligible workers (population 16 years and
over) in St. Joseph County was 211,358 persons. 134,450 persons (63.6%
of eligible workers) were in the labor force, 125,645 persons (59.4% of
eligible workers) were employed, and 8,633 persons (4.1% of eligible
workers) were unemployed.
In 2022, according to the 2018-2022 ACS Estimates the total number of
eligible workers (population 16 years and over) in St. Joseph County was
216,056 persons. 137,941 persons (63.8% of eligible workers) were in the
labor force, 131,170 persons (60.7% of eligible workers) were employed,
and 6,637 persons (3.1% of eligible workers) were unemployed.
Workers in 2022 had a mean travel time to work of 21.3 minutes.
According to the 2018-2022 American Community Survey, an estimated
32.3% (34,725 households) of households in St. Joseph County receive
income from Social Security. The mean Social Security Income for 2022
was $22,375.
The following charts outline the distribution of workers in St. Joseph County
by occupation, class, and industry.
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Source: 2018-2022 ACS able DP03
Source: 2013-2017 and 2018-2022 ACS table DP03
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Source: 2018-2022 ACS table DP03
Worker Industry in St. Joseph County
2013-2017 ACS 2018-2022 ACS
# % # %
Civilian employed population
16 years and over 125,645 - 131,170 -
Agriculture, forestry, fishing and
hunting, and mining 461 0.4% 535 0.4%
Construction 5,661 4.5% 6,574 5.0%
Manufacturing 22,409 17.8% 22,343 17.0%
Wholesale trade 3,687 2.9% 3,831 2.9%
Retail trade 13,873 11.0% 14,065 10.7%
Transportation and warehousing,
and utilities 5,102 4.1% 6,366 4.9%
Information 2,279 1.8% 1,982 1.5%
Finance and insurance, and real
estate and rental and leasing 5,987 4.8% 6,395 4.9%
Professional, scientific, and
management, and administrative
and waste management services
9,871 7.9% 10,816 8.2%
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Educational services, and health
care and social assistance 35,877 28.6% 37,320 28.5%
Arts, entertainment, and
recreation, and accommodation
and food services
11,110 8.8% 10,655 8.1%
Other services, except public
administration 5,621 4.5% 6,608 5.0%
Public administration 3,707 3.0% 3,680 2.8%
Source: 2013-2017 and 2018-2022 ACS table DP03
The following map illustrates the commercial hot spots within the County.
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Occupation – South Bend City
According to the 2013-2017 American Community Survey Estimates, the
total number of eligible workers (population 16 years and over) in South
Bend City in 2017 was 77,143 persons. 49,670 persons (64.4% of eligible
workers) were in the civilian labor force, 45,211 persons (58.6% of eligible
workers) were employed, and 4,459 persons (5.8% of eligible workers) were
unemployed.
According to the 2018-2022 ACS Estimates, the total number of eligible
workers (population 16 years and over) in South Bend City in 2022 was
78,263 persons. 49,334 persons (63.0% of eligible workers) were in the
civilian labor force, 46,624 persons (59.6% of eligible workers) were
employed, and 2,710 persons (3.5% of eligible workers) were unemployed.
Workers in 2022 had a mean travel time to work of 20.4 minutes.
According to the 2018-2022 American Community Survey, an estimated
12,114 households (29.9%) in South Bend City receive income from Social
Security. The mean Social Security Income for 2022 was $19,517.
The following charts outline the distribution of workers in South Bend City
by occupation.
Source: 2018-2022 ACS table DP03
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Source: 2013-2017 and 2018-2022 ACS table DP03
Source: 2013-2017 and 2018-2022 ACS table DP03
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Worker Industry in South Bend City
2013-2017 ACS 2018-2022 ACS
# % # %
Civilian employed population
16 years and over 45,211 - 46,624 -
Agriculture, forestry, fishing and
hunting, and mining 93 0.2% 166 0.4%
Construction 1,628 3.6% 2,293 4.9%
Manufacturing 7,909 17.5% 7,737 16.6%
Wholesale trade 1,285 2.8% 1,267 2.7%
Retail trade 5,081 11.2% 4,941 10.6%
Transportation and warehousing,
and utilities 1,570 3.5% 2,201 4.7%
Information 1,094 2.4% 764 1.6%
Finance and insurance, and real
estate and rental and leasing 1,916 4.2% 1,974 4.2%
Professional, scientific, and
management, and administrative
and waste management services
3,813 8.4% 3,812 8.2%
Educational services, and health
care and social assistance 12,796 28.3% 13,150 28.2%
Arts, entertainment, and
recreation, and accommodation
and food services
4,787 10.6% 4,656 10.0%
Other services, except public
administration 2,082 4.6% 2,439 5.2%
Public administration 1,157 2.6% 1,224 2.6%
Source: 2013-2017 and 2018-2022 ACS table DP03
Occupation – Mishawaka City
According to the 2013-2017 American Community Survey Estimates, the
total number of eligible workers (population 16 years and over) in
Mishawaka City in 2017 was 38,431 persons. 25,290 persons (65.8% of
eligible workers) were in the civilian labor force, 23,697 persons (61.7% of
eligible workers) were employed, and 1,593 persons (4.1% of eligible
workers) were unemployed.
According to the 2018-2022 ACS Estimates, the total number of eligible
workers (population 16 years and over) in Mishawaka City in 2022 was
41,353 persons. 27,595 persons (66.7% of eligible workers) were in the
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labor force, 25,685 persons (62.1% of eligible workers) were employed, and
1,910 persons (4.6% of eligible workers) were unemployed.
Workers in 2022 had a mean travel time to work of 21.5 minutes.
According to the 2018-2022 American Community Survey, an estimated
7,298 households (31.5%) in Mishawaka City receive income from Social
Security. The mean Social Security Income for 2022 was $20,390.
The following charts outline the distribution of workers in Mishawaka City by
occupation.
Source: 2018-2022 ACS table DP03
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Source: 2013-2017 and 2018-2022 ACS table DP03
Source: 2018-2022 ACS table DP03
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Worker Industry in Mishawaka City
2013-2017 ACS 2018-2022 ACS
# % # %
Civilian employed population
16 years and over 23,697 - 25,685 -
Agriculture, forestry, fishing and
hunting, and mining 15 0.1% 22 0.1%
Construction 903 3.8% 835 3.3%
Manufacturing 4,103 17.3% 4,902 19.1%
Wholesale trade 722 3.0% 726 2.8%
Retail trade 3,751 15.8% 2,771 10.8%
Transportation and warehousing,
and utilities 1,083 4.6% 1,326 5.2%
Information 239 1.0% 399 1.6%
Finance and insurance, and real
estate and rental and leasing 1,072 4.5% 1,399 5.4%
Professional, scientific, and
management, and administrative
and waste management services
1,764 7.4% 2,152 8.4%
Educational services, and health
care and social assistance 5,928 25.0% 6,771 26.4%
Arts, entertainment, and
recreation, and accommodation
and food services
2,334 9.8% 2,254 8.8%
Other services, except public
administration 1,185 5.0% 1,214 4.7%
Public administration 598 2.5% 914 3.6%
Source: 2013-2017 and 2018-2022 ACS table DP03
Unemployment Rate – St. Joseph County
The unemployment rate for St. Joseph County is shown below with the
unemployment rate in the State of Indiana and nationally.
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Comparative Unemployment Rates
Source: Bureau of Labor Statistics
In the five years prior to the COVID pandemic, the national unemployment
rate was between half a percentage point and a full point above that of the
State of Indiana and St. Joseph County. During the worst of the pandemic,
unemployment in St. Joseph County spiked to nearly 20%, 5.3 percentage
points above the national rate; in the immediate aftermath, both the State
and the County had lower unemployment.
However, trends suggest that between July 2022 and July 2024, the
unemployment rate in St. Joseph County has increased about half a
percentage point above the Indiana unadjusted unemployment rate and
about 1 percentage point above the national unadjusted unemployment
rate. The County’s unemployment rate is increasing at a faster rate than the
national average and is at 5.6% as of July 2024.
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E. Housing Profile
Slightly more than half of the County’s housing stock (52.4%) was built prior
to 1970, which coincides with the County’s growth and decline. Only 5.2%
of its housing stock was built after 2009. The oldest housing stock in the
region is within the City of South Bend; approximately 25.8% of the City’s
housing stock was built prior to 1939 and over two-thirds (69.8%) was built
prior to 1970. The following chart illustrates the year that housing structures
were built in St. Joseph County based on the 2018-2022 American
Community Survey.
Housing Profile – St. Joseph County
The following table chart details the year that housing structures were built
in St. Joseph County as of 2017 and 2022.
Year Structure Built in St. Joseph County
Housing Profile 2013-2017 ACS 2018-2022 ACS
# % # %
Total Housing Units 116,078 - 118,075 -
Built 2020 or later - - 423 0.4%
Built 2010 to 2020 1,738 1.5% 5,672 4.8%
Built 2000 to 2009 10,181 8.8% 10,144 8.6%
Built 1990 to 1999 15,425 13.3% 13,570 11.5%
Built 1980 to 1989 10,841 9.3% 11,804 10.0%
Built 1970 to 1979 16,133 13.9% 14,635 12.4%
Built 1960 to 1969 12,515 10.8% 12,776 10.8%
Built 1950 to 1959 15,660 13.5% 18,147 15.4%
Built 1940 to 1949 12,637 10.9% 10,388 8.8%
Built 1939 or earlier 20,948 18.0% 20,516 17.4%
Source: 2013-2017 and 2018-2022 ACS
The majority of housing units in St. Joseph County are 1-unit detached
structures, comprising 87,374 units (74.0% of the total).
The following graph illustrates the composition of the housing stock in St.
Joseph County as of 2022.
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Source: 2018-2022 ACS table DP04
Housing Profile – South Bend City
The following table chart details the year that housing structures were built
in South Bend City as of 2017 and 2022.
Year Structure Built in South Bend City
Housing Profile 2013-2017 ACS 2018-2022 ACS
# % # %
Total Housing Units 47,280 - 46,514 -
Built 2020 or newer - - 111 0.2%
Built 2010 to 2019 782 1.7% 1,818 3.9%
Built 2000 to 2009 2,065 4.4% 2,256 4.9%
Built 1990 to 1999 3,177 6.7% 3,152 6.8%
Built 1980 to 1989 2,799 5.9% 2,171 4.7%
Built 1970 to 1979 4,739 10.0% 4,548 9.8%
Built 1960 to 1969 5,521 11.7% 4,289 9.2%
Built 1950 to 1959 8,561 18.1% 10,316 22.2%
Built 1940 to 1949 7,079 15.0% 5,837 12.5%
Built 1939 or earlier 12,557 26.6% 12,016 25.8%
Source: 2013-2017 and 2018-2022 ACS table DP04
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The majority of housing units in South Bend City are 1-unit detached
structures, comprising 33,257 housing units (71.5% of the total).
The following graph illustrates the composition of the housing stock in South
Bend City as of 2022.
Source: 2018-2022 ACS table DP04
As the result of the 2013 “1,000 Houses in 1,000 Days” Initiative, a total of
1,122 properties was addressed. This includes over 400 houses that were
repaired and had 689 demolished, resulting in vacant lots by the end of the
program in 2015. The City utilized Indiana’s Unsafe Building Law to
demolish the majority of properties, so it did not have ownership at the time
of demolition. The City has pursued ownership of vacant lots in targeted
geographies to help support urban infill development and productive reuse
of the land.
Housing Profile – Mishawaka City
The following table chart details the year that housing structures were built
in Mishawaka City as of 2017 and 2022.
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Year Structure Built in Mishawaka City
Housing Profile 2013-2017 ACS 2018-2022 ACS
# % # %
Total Housing Units 24,363 - 25,415 -
Built 2010 or newer - - 55 0.2%
Built 2010 or newer 166 0.7% 1,997 7.9%
Built 2000 to 2009 2,779 11.4% 2,469 9.7%
Built 1990 to 1999 4,143 17.0% 2,960 11.6%
Built 1980 to 1989 2,557 10.5% 3,345 13.2%
Built 1970 to 1979 4,359 17.9% 3,676 14.5%
Built 1960 to 1969 1,939 8.0% 2,964 11.7%
Built 1950 to 1959 2,214 9.1% 2,330 9.2%
Built 1940 to 1949 2,082 8.5% 1,350 5.3%
Built 1939 or earlier 4,124 16.9% 4,269 16.8%
Source: 2013-2017 and 2018-2022 ACS table DP04
A plurality of housing units in Mishawaka City are 1-unit detached
structures, comprising 12,701 housing units (49.97% of the total).
The following graph illustrates the composition of the housing stock in
Mishawaka City as of 2022.
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Source: 2018-2022 ACS table DP04
As shown in the previous charts, single unit detached houses remain the
most prevalent type of housing in the County by a wide margin. The number
of 1-unit attached and 5 to 9-unit dwellings increased by about 1,000
structures each. 1-unit detached and 3 to 4-unit structures each saw about
400 units added, while the 10 to 19-unit category saw a decrease of about
700 units. All other housing types remained relatively constant.
The median value of owner-occupied homes in St. Joseph County
according to the 2013-2017 American Community Survey was $118,600
compared to $93,900 in the City of Mishawaka and $81,100 in the City of
South Bend. The 2018-2022 American Community Survey estimates that
the median value of owner-occupied homes in St. Joseph County, the City
of Mishawaka, and the City of South Bend have increased to $165,700,
$128,200, and $113,800 respectively. The latest available data from real
estate listings presented a very different picture of home values in the
County; according to Zillow, the median list price of a home in the South
Bend-Mishawaka, IN-MI MSA was $203,300 as of December 31, 2022, and
has climbed further to $244,933 as of August 31, 2024.
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The following table outlines the number of building permits filed annually for
the South Bend-Mishawaka IN-MI Core Base Statistical Area (CBSA).
Units Authorized by Building Permits,
South Bend-Mishawaka, IN-MI CBSA
YEAR Total Single Family 2 Units 3-4 Units 5+ Units
2023 422 364 40 0 18
2022 742 429 4 0 309
2021 492 489 3 0 0
2020 555 555 0 0 0
2019 428 428 0 0 0
2018 738 419 0 3 316
2017 959 479 0 0 480
2016 405 337 2 0 66
2015 524 380 0 0 144
2014 512 342 2 0 168
2013 500 268 2 0 230
2012 642 219 4 0 419
2011 467 238 0 3 226
2010 383 238 4 9 132
2009 348 299 2 10 37
2008 830 400 0 23 407
Source: SOCDS Building Permits Database, HUD
The following graph lays out the above data visually.
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Source: SOCDS Building Permits Database, HUD
The South Bend-Mishawaka, IN-MI MSA has seen variable total numbers
of new units constructed. There were peaks in 5+ Unit Multi-Family home
permits in 2010-2015, 2017-2018, and 2022, with few to no structures of
that size permitted in the intervening years. The number of Single-Family
structures grew relatively steadily between 2012 and 2020 but has
decreased between 2021 and 2023. Almost no 2 Unit or 3-4 Unit structures
were constructed over the last 15 years in the MSA. An average of 65.8%
of new units each year for the last fifteen years were for single family units.
The year with the highest number of units authorized was 2017 and the year
with the highest number of single-family units was 2020. There has been a
slow decrease in the number of single-family units permitted since 2020,
but the number of multi-family units has fluctuated. This data suggests that
the South Bend-Mishawaka, IN-MI MSA housing market recovered from the
2008-2009 market collapse but was impacted by the COVID pandemic.
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F. Financing
Owner Costs – St. Joseph County
The median selected monthly owner cost for owner-occupied housing units
with a mortgage was $1,011 in 2017 and $1,203 in 2022, an increase of
19.0%. The median for owner-occupied housing units without a mortgage
was $348 in 2017 and $435 in 2022, an increase of 25.0%.
The following table illustrates mortgage status and selected monthly owner
costs according to the 2013-2017 and 2018-2022 American Community
Survey estimates.
Selected Monthly Owner Costs in St. Joseph County
Selected Monthly Owner Costs 2013-2017 ACS 2018-2022 ACS
# % # %
Housing units with a mortgage 43,612 - 45,317 -
Less than $500 1,382 3.2% 639 1.4%
$500 to $999 20,036 45.9% 14,380 31.7%
$1,000 to $1,499 14,299 32.8% 16,673 36.8%
$1,500 to $1,999 4,985 11.4% 7,634 16.8%
$2,000 to $2,499 1,510 3.5% 2,994 6.6%
$2,500 to $2,999 615 1.4% 1,569 3.5%
$3,000 or more 785 1.8% 1,428 3.2%
Median (dollars) $1,011 - $1,203 -
Housing units without a mortgage 24,749 - 27,906 -
Less than $250 5,374 21.7% 2,665 9.5%
$250 to $399 9,790 39.6% 9,052 32.4%
$400 to $599 6,924 28.0% 10,388 37.2%
$600 to $799 1,781 7.2% 3,790 13.6%
$800 to $999 529 2.1% 1,075 3.9%
$1,000 or more 351 1.4% 936 3.4%
Median (dollars) $348 - $435 -
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
The following table illustrates selected monthly owner costs as a percentage
of income according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
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Selected Monthly Owner Costs as a Percentage of
Household Income (SMOCAPI) in St. Joseph County
Owner Costs as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Housing units with a mortgage
(excluding units where SMOCAPI
cannot be computed)
43,399 - 45,099 -
Less than 20.0 percent 24,679 56.9% 26,911 59.7%
20.0 to 24.9 percent 6,395 14.7% 6,549 14.5%
25.0 to 29.9 percent 3,584 8.3% 3,228 7.2%
30.0 to 34.9 percent 2,206 5.1% 2,393 5.3%
35.0 percent or more 6,535 15.1% 6,018 13.3%
Not computed 213 - 218 -
Housing units without a mortgage
(excluding units where SMOCAPI
cannot be computed)
24,410 - 27,756 -
Less than 10.0 percent 13,041 53.4% 14,784 53.3%
10.0 to 14.9 percent 4,716 19.3% 4,907 17.7%
15.0 to 19.9 percent 2,395 9.8% 2,585 9.3%
20.0 to 24.9 percent 1,388 5.7% 1,355 4.9%
25.0 to 29.9 percent 785 3.2% 1,087 3.9%
30.0 to 34.9 percent 510 2.1% 381 1.4%
35.0 percent or more 1,575 6.5% 2,657 9.6%
Not computed 339 - 150 -
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
The following table illustrates owner-occupied housing costs as a
percentage of household income according to the 2013-2017 and 2018-
2022 American Community Survey estimates.
Owner-Occupied Housing Costs as a Percentage of
Household Income in St. Joseph County
Owner Costs as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Owner-Occupied Housing Units 68,361 67.9% 73,223 68.1%
Less than $20,000 6,625 9.7% 5,660 7.7%
Less than 20 percent 1,181 1.7% 347 0.5%
20 to 29 percent 976 1.4% 940 1.3%
30 percent or more 4,468 6.5% 4,373 6.0%
$20,000 to $34,999 9,695 14.2% 7,882 10.8%
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Less than 20 percent 4,176 6.1% 2,928 4.0%
20 to 29 percent 1,966 2.9% 1,824 2.5%
30 percent or more 3,553 5.2% 3,130 4.3%
$35,000 to $49,999 9,950 14.6% 8,507 11.6%
Less than 20 percent 4,922 7.2% 4,376 6.0%
20 to 29 percent 3,415 5.0% 2,031 2.8%
30 percent or more 1,613 2.4% 2,100 2.9%
$50,000 to $74,999 14,487 21.2% 13,705 18.7%
Less than 20 percent 10,088 14.8% 8,756 12.0%
20 to 29 percent 3,544 5.2% 3,735 5.1%
30 percent or more 855 1.3% 1,214 1.7%
$75,000 or more 27,052 39.6% 37,101 50.7%
Less than 20 percent 24,464 35.8% 32,780 44.8%
20 to 29 percent 2,251 3.3% 3,689 5.0%
30 percent or more 337 0.5% 632 0.9%
Zero or negative income 552 0.8% 368 0.5%
Source: 2013-2017 and 2018-2022 American Community Survey table B25106
HUD defines a housing cost burden as a household that pays over 30
percent or more of its monthly income on housing costs. In 2017, 10,826
units (15.8%) of owner-occupied households were cost burdened. In 2022,
11,449 units (15.6%) of owner-occupied households were cost burdened.
Owner Costs – South Bend City
The median selected monthly owner cost for owner-occupied housing units
with a mortgage was $905 in 2017 and $1,061 in 2022, an increase of
17.2%. The median for owner-occupied housing units without a mortgage
was $337 in 2017 and $415 in 2022, an increase of 23.1%.
The following table illustrates mortgage status and selected monthly owner
costs according to the 2013-2017 and 2018-2022 American Community
Survey estimates.
Selected Monthly Owner Costs in South Bend City
Selected Monthly Owner Costs 2013-2017 ACS 2018-2022 ACS
# % # %
Housing units with a mortgage 13,684 - 13,760 -
Less than $500 508 3.7% 197 1.4%
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$500 to $999 7,867 57.5% 5,903 42.9%
$1,000 to $1,499 4,023 29.4% 5,313 38.6%
$1,500 to $1,999 784 5.7% 1,279 9.3%
$2,000 to $2,499 262 1.9% 398 2.9%
$2,500 to $2,999 100 0.7% 433 3.1%
$3,000 or more 140 1.0% 237 1.7%
Median (dollars) $905 - $1,061 -
Housing units without a mortgage 8,651 - 9,971 -
Less than $250 2,211 25.6% 1,285 12.9%
$250 to $399 3,336 38.6% 3,370 33.8%
$400 to $599 2,271 26.3% 3,605 36.2%
$600 to $799 507 5.9% 1,168 11.7%
$800 to $999 159 1.8% 240 2.4%
$1,000 or more 167 1.9% 303 3.0%
Median (dollars) $337 - $415 -
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
The following table illustrates selected monthly owner costs as a percentage
of income according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
Selected Monthly Owner Costs as a Percentage of
Household Income (SMOCAPI) in South Bend City
Owner Costs as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Housing units with a mortgage
(excluding units where SMOCAPI
cannot be computed)
13,608 - 13,633 -
Less than 20.0 percent 6,978 51.3% 7,199 52.8%
20.0 to 24.9 percent 2,089 15.4% 2,185 16.0%
25.0 to 29.9 percent 1,262 9.3% 916 6.7%
30.0 to 34.9 percent 842 6.2% 947 6.9%
35.0 percent or more 2,437 17.9% 2,386 17.5%
Not computed 76 (X) 127 (X)
Housing units without a mortgage
(excluding units where SMOCAPI
cannot be computed)
8,515 - 9,934 -
Less than 10.0 percent 4,132 48.5% 4,917 49.5%
10.0 to 14.9 percent 1,715 20.1% 1,777 17.9%
15.0 to 19.9 percent 974 11.4% 860 8.7%
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20.0 to 24.9 percent 535 6.3% 607 6.1%
25.0 to 29.9 percent 324 3.8% 622 6.3%
30.0 to 34.9 percent 179 2.1% 117 1.2%
35.0 percent or more 656 7.7% 1,034 10.4%
Not computed 136 (X) 37 (X)
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
The following table illustrates owner-occupied housing costs as a
percentage of household income according to the 2013-2017 and 2018-
2022 American Community Survey estimates.
Owner-Occupied Housing Costs as a Percentage of
Household Income in South Bend City
Owner Costs as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Owner-Occupied Housing Units 22,335 57.2% 23,731 58.5%
Less than $20,000 2,831 12.7% 2,618 11.0%
Less than 20 percent 584 2.6% 174 0.7%
20 to 29 percent 403 1.8% 506 2.1%
30 percent or more 1,844 8.3% 1,938 8.2%
$20,000 to $34,999 3,882 17.4% 3,153 13.3%
Less than 20 percent 1,646 7.4% 1,184 5.0%
20 to 29 percent 809 3.6% 900 3.8%
30 percent or more 1,427 6.4% 1,069 4.5%
$35,000 to $49,999 3,858 17.3% 3,409 14.4%
Less than 20 percent 1,851 8.3% 1,479 6.2%
20 to 29 percent 1,430 6.4% 1,037 4.4%
30 percent or more 577 2.6% 893 3.8%
$50,000 to $74,999 5,049 22.6% 4,633 19.5%
Less than 20 percent 3,653 16.4% 3,084 13.0%
20 to 29 percent 1,194 5.3% 1,117 4.7%
30 percent or more 202 0.9% 432 1.8%
$75,000 or more 6,503 29.1% 9,754 41.1%
Less than 20 percent 6,065 27.2% 8,832 37.2%
20 to 29 percent 374 1.7% 770 3.2%
30 percent or more 64 0.3% 152 0.6%
Zero or negative income 212 0.9% 164 0.7%
Source: 2013-2017 and 2018-2022 American Community Survey table B25106
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HUD defines a housing cost burden as a household that pays over 30
percent or more of its monthly income on housing costs. In 2017, 4,114
units (18.4%) of owner-occupied households were cost burdened. In 2022,
4,484 units (18.9%) of owner-occupied households were cost burdened.
Owner Costs – Mishawaka City
The median selected monthly owner cost for owner-occupied housing units
with a mortgage was $931 in 2017 and $1,125 in 2022, an increase of
20.8%. The median for owner-occupied housing units without a mortgage
was $356 in 2017 and $422 in 2022, an increase of 18.5%.
The following table illustrates mortgage status and selected monthly owner
costs according to the 2013-2017 and 2018-2022 American Community
Survey estimates.
Selected Monthly Owner Costs in Mishawaka City
Selected Monthly Owner Costs 2013-2017 ACS 2018-2022 ACS
# % # %
Housing units with a mortgage 6,662 - 7,275 -
Less than $500 206 3.1% 58 0.8%
$500 to $999 3,763 56.5% 2,574 35.4%
$1,000 to $1,499 1,942 29.2% 3,032 41.7%
$1,500 to $1,999 492 7.4% 1,053 14.5%
$2,000 to $2,499 123 1.8% 200 2.7%
$2,500 to $2,999 76 1.1% 121 1.7%
$3,000 or more 60 0.9% 237 3.3%
Median (dollars) $931 - $1,125 -
Housing units without a mortgage 3,672 - 3,941 -
Less than $250 663 18.1% 314 8.0%
$250 to $399 1,512 41.2% 1,452 36.8%
$400 to $599 1,204 32.8% 1,412 35.8%
$600 to $799 191 5.2% 581 14.7%
$800 to $999 68 1.9% 171 4.3%
$1,000 or more 34 0.9% 11 0.3%
Median (dollars) $356 - $422 -
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
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The following table illustrates selected monthly owner costs as a percentage
of income according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
Selected Monthly Owner Costs as a Percentage of
Household Income (SMOCAPI) in Mishawaka City
Owner Costs as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Housing units with a mortgage
(excluding units where SMOCAPI
cannot be computed)
6,610 - 7,254 -
Less than 20.0 percent 3,333 50.4% 4,029 55.5%
20.0 to 24.9 percent 1,100 16.6% 1,048 14.4%
25.0 to 29.9 percent 758 11.5% 750 10.3%
30.0 to 34.9 percent 382 5.8% 354 4.9%
35.0 percent or more 1,037 15.7% 1,073 14.8%
Not computed 52 - 21 -
Housing units without a mortgage
(excluding units where SMOCAPI
cannot be computed)
3,617 - 3,931 -
Less than 10.0 percent 1,483 41.0% 1,815 46.2%
10.0 to 14.9 percent 944 26.1% 679 17.3%
15.0 to 19.9 percent 477 13.2% 451 11.5%
20.0 to 24.9 percent 228 6.3% 279 7.1%
25.0 to 29.9 percent 96 2.7% 105 2.7%
30.0 to 34.9 percent 126 3.5% 44 1.1%
35.0 percent or more 263 7.3% 558 14.2%
Not computed 55 - 10 -
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
The following table illustrates owner-occupied housing costs as a
percentage of household income according to the 2013-2017 and 2018-
2022 American Community Survey estimates.
Owner-Occupied Housing Costs as a Percentage of
Household Income in Mishawaka City
Owner Costs as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Owner-Occupied Housing Units 10,334 50.2% 11,216 48.4%
Less than $20,000 1,073 10.4% 1,114 9.9%
Less than 20 percent 197 1.9% 35 0.3%
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20 to 29 percent 137 1.3% 158 1.4%
30 percent or more 739 7.2% 921 8.2%
$20,000 to $34,999 1,898 18.4% 1,318 11.8%
Less than 20 percent 867 8.4% 445 4.0%
20 to 29 percent 421 4.1% 313 2.8%
30 percent or more 610 5.9% 560 5.0%
$35,000 to $49,999 1,921 18.6% 1,586 14.1%
Less than 20 percent 873 8.4% 845 7.5%
20 to 29 percent 743 7.2% 390 3.5%
30 percent or more 305 3.0% 351 3.1%
$50,000 to $74,999 2,452 23.7% 2,136 19.0%
Less than 20 percent 1,714 16.6% 1,193 10.6%
20 to 29 percent 636 6.2% 848 7.6%
30 percent or more 102 1.0% 95 0.8%
$75,000 or more 2,883 27.9% 5,031 44.9%
Less than 20 percent 2,586 25.0% 4,456 39.7%
20 to 29 percent 245 2.4% 473 4.2%
30 percent or more 52 0.5% 102 0.9%
Zero or negative income 107 1.0% 31 0.3%
Source: 2013-2017 and 2018-2022 American Community Survey table B25106
HUD defines a housing cost burden as a household that pays over 30
percent or more of its monthly income on housing costs. In 2017, 1,808
units (17.5%) of owner-occupied households were cost burdened. In 2022,
2,029 units (18.1%) of owner-occupied households were cost burdened.
According to www.zillow.com, as of August 31, 2024 the median value for
a two-bedroom housing unit in the City of South Bend was $121,743,
$147,748 in the City of Mishawaka, and $137,141 for St. Joseph County.
However, the average home value for a house in South Bend is $180,086,
in Mishawaka is $197,087, and in St. Joseph County as of September 30,
2024 is $212,118.
Foreclosures and Evictions
The City of South Bend’s foreclosure rates had historically been some of
the highest in the United States. When the foreclosure crisis occurred in
2008, South Bend’s foreclosure rates peaked, but other Cities overtook
South Bend. Evictions from foreclosure and nonpayment of rent in St.
Joseph County had fallen to 1,155 in 2019 and 864 in 2020. However,
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following the COVID pandemic the number of evictions has risen sharply.
In 2021, cases nearly doubled, and in 2022 there were triple the evictions
as in 2020. They dipped slightly in 2023, but if the eviction rate from January
to May 2024 remains constant, the number of evictions will nearly equal that
of 2022.
The below graph illustrates the trend in eviction cases in St. Joseph County.
Source: Foreclosure and Eviction Analysis Tool, via City of South Bend
Evictions are scattered across the County, but by far the most are taking
place in the northwest, southwest, and southeast portions of South Bend,
the city of Mishawaka overall but in particular its northwest corner, and in
hot spots on the outskirts of the Notre Dame area. The below map
illustrates these trends.
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Source: Foreclosure and Eviction Analysis Tool, via City of South Bend
As illustrated, the urban areas of St. Joseph County have the highest
number of eviction filings, and South Bend has historically made up a large
percentage of those evictions due to foreclosure or lease violations. While
foreclosures negatively impact a community, it offers a chance for the
County and non-profit housing agencies to purchase homes and resell them
to low-income households. The Consortium can prioritize such sales and
be on the lookout for absentee property owners that lack the incentive to
invest in their community.
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Renter Costs – St. Joseph County
The median gross rent for renter-occupied households was $743 in 2017
and $969 in 2022, an increase of $226 (30.4%). The following table
illustrates gross rent according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
Gross Rent in St. Joseph County
Gross Rent 2013-2017 ACS 2018-2022 ACS
# % # %
Occupied units paying rent 30,214 - 32,803 -
Less than $500 5,197 17.2% 2,831 8.6%
$500 to $999 19,699 65.2% 14,866 45.3%
$1,000 to $1,499 4,374 14.5% 12,182 37.1%
$1,500 to $1,999 671 2.2% 1,900 5.8%
$2,000 to $2,499 197 0.7% 786 2.4%
$2,500 to $2,999 35 0.1% 83 0.3%
$3,000 or more 41 0.1% 155 0.5%
Median (dollars) $743 - $969 -
No rent paid 2,119 - 1,440 -
Source: 2013-2017 and 2018-2022 American Community Survey
The following table illustrates monthly gross rent as a percentage of
household income according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
Gross Rent as a Percentage of
Household Income in St. Joseph County
Rental Cost as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Rental Units paying rent 28,905 - 32,248 -
Less than 15 percent 3,994 13.8% 4,435 13.8%
15 to 19 percent 3,858 13.4% 4,586 14.2%
20 to 24 percent 3,828 13.2% 3,733 11.6%
25 to 29 percent 3,717 12.9% 3,727 11.6%
30 to 34 percent 2,293 7.9% 2,705 8.4%
35 percent or more 11,215 38.8% 13,062 40.5%
Not computed 3,428 - 1,995 -
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
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The following table illustrates monthly renter costs as a percentage of
household income according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
Monthly Renter Costs as a Percentage of Household Income
in St. Joseph County
Renter Costs as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Renter-Occupied Housing Units 32,333 32.1% 34,243 31.9%
Less than $20,000 9,680 29.9% 7,788 22.7%
Less than 20 percent 204 0.6% 87 0.3%
20 to 29 percent 912 2.8% 615 1.8%
30 percent or more 8,564 26.5% 7,086 20.7%
$20,000 to $34,999 7,333 22.7% 6,775 19.8%
Less than 20 percent 522 1.6% 315 0.9%
20 to 29 percent 2,486 7.7% 975 2.8%
30 percent or more 4,325 13.4% 5,485 16.0%
$35,000 to $49,999 4,856 15.0% 5,604 16.4%
Less than 20 percent 1,478 4.6% 875 2.6%
20 to 29 percent 2,885 8.9% 2,269 6.6%
30 percent or more 493 1.5% 2,460 7.2%
$50,000 to $74,999 3,983 12.3% 6,048 17.7%
Less than 20 percent 2,793 8.6% 2,400 7.0%
20 to 29 percent 1,100 3.4% 3,021 8.8%
30 percent or more 90 0.3% 627 1.8%
$75,000 or more 3,053 9.4% 6,033 17.6%
Less than 20 percent 2,855 8.8% 5,344 15.6%
20 to 29 percent 162 0.5% 580 1.7%
30 percent or more 36 0.1% 109 0.3%
Zero or negative income 1,309 4.0% 555 1.6%
No cash rent 2,119 6.6% 1,440 4.2%
Source: 2013-2017 and 2018-2022 American Community Survey table B25106
HUD defines a housing cost burden as a household that pays over 30
percent or more of its monthly income on housing costs. In 2017, 13,508
renter-occupied units (41.8%) were cost burdened, and in 2022, 15,767
renter-occupied units (46.0%) were cost burdened.
In 2017, 15.8% of owner-occupied households were cost burdened while
41.8% of renter-occupied households were cost burdened. In 2022, 15.6%
2025 Analysis of Impediments to Fair Housing
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of owner-occupied households were cost burdened while 46.0% of renter-
occupied households were cost burdened.
Renter Costs – South Bend City
The median gross rent for renter-occupied households was $741 in 2017
and $958 in 2022, an increase of $217 (29.3%). The following table
illustrates gross rent according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
Gross Rent in South Bend City
Gross Rent 2013-2017 ACS 2018-2022 ACS
# % # %
Occupied units paying rent 15,679 - 16,280 -
Less than $500 3,253 20.7% 1,491 9.2%
$500 to $999 9,952 63.5% 7,906 48.6%
$1,000 to $1,499 2,032 13.0% 5,599 34.4%
$1,500 to $1,999 335 2.1% 958 5.9%
$2,000 to $2,499 80 0.5% 225 1.4%
$2,500 to $2,999 16 0.1% 29 0.2%
$3,000 or more 11 0.1% 72 0.4%
Median (dollars) $741 - $935 -
No rent paid 1,011 - 548 -
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
The following table illustrates monthly gross rent as a percentage of
household income according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
Gross Rent as a Percentage of
Household Income in South Bend City
Rental Cost as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Rental Units paying rent 14,707 - 15,922 -
Less than 15 percent 1,742 11.8% 1,965 12.3%
15 to 19 percent 1,852 12.6% 1,962 12.3%
20 to 24 percent 1,811 12.3% 1,870 11.7%
25 to 29 percent 1,883 12.8% 1,882 11.8%
30 to 34 percent 1,114 7.6% 1,328 8.3%
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35 percent or more 6,305 42.9% 6,915 43.4%
Not computed 1,983 - 906 -
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
The following table illustrates monthly renter costs as a percentage of
household income according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
Monthly Renter Costs as a Percentage of Household Income
in South Bend City
Renter Costs as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Renter-Occupied Housing Units 16,690 42.8% 16,828 41.5%
Less than $20,000 5,580 33.4% 4,471 26.6%
Less than 20 percent 183 1.1% 79 0.5%
20 to 29 percent 590 3.5% 243 1.4%
30 percent or more 4,807 28.8% 4,149 24.7%
$20,000 to $34,999 3,793 22.7% 3,302 19.6%
Less than 20 percent 323 1.9% 122 0.7%
20 to 29 percent 1,214 7.3% 533 3.2%
30 percent or more 2,256 13.5% 2,647 15.7%
$35,000 to $49,999 2,305 13.8% 2,871 17.1%
Less than 20 percent 649 3.9% 512 3.0%
20 to 29 percent 1,358 8.1% 1,284 7.6%
30 percent or more 298 1.8% 1,075 6.4%
$50,000 to $74,999 1,863 11.2% 2,645 15.7%
Less than 20 percent 1,343 8.0% 839 5.0%
20 to 29 percent 478 2.9% 1,476 8.8%
30 percent or more 42 0.3% 330 2.0%
$75,000 or more 1,166 7.0% 2,633 15.6%
Less than 20 percent 1,096 6.6% 2,375 14.1%
20 to 29 percent 54 0.3% 216 1.3%
30 percent or more 16 0.1% 42 0.2%
Zero or negative income 972 5.8% 358 2.1%
No cash rent 1,011 6.1% 548 3.3%
Source: 2013-2017 and 2018-2022 American Community Survey table B25106
HUD defines a housing cost burden as a household that pays over 30
percent or more of its monthly income on housing costs. In 2017, 7,419
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renter-occupied units (44.2%) were cost burdened, and in 2022, 8,243
renter-occupied units (49.0%) were cost burdened.
In 2017, 18.4% of owner-occupied households were cost burdened while
44.2% of renter-occupied households were cost burdened. In 2022, 18.9%
of owner-occupied households were cost burdened while 49.0% of renter-
occupied households were cost burdened.
Renter Costs – Mishawaka City
The median gross rent for renter-occupied households was $730 in 2017
and $979 in 2022, an increase of $249 (34.1%). The following table
illustrates gross rent according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
Gross Rent in Mishawaka City
Gross Rent 2013-2017 ACS 2018-2022 ACS
# % # %
Occupied units paying rent 9,829 - 11,603 -
Less than $500 1,436 14.6% 853 7.4%
$500 to $999 6,930 70.5% 5,327 45.9%
$1,000 to $1,499 1,194 12.1% 4,345 37.4%
$1,500 to $1,999 200 2.0% 576 5.0%
$2,000 to $2,499 21 0.2% 431 3.7%
$2,500 to $2,999 18 0.2% 32 0.3%
$3,000 or more 30 0.3% 39 0.3%
Median (dollars) $730 - $979 -
No rent paid 405 - 372 -
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
The following table illustrates monthly gross rent as a percentage of
household income according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
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Gross Rent as a Percentage of
Household Income in Mishawaka City
Rental Cost as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Rental Units paying rent 9,626 - 11,487 -
Less than 15 percent 1,360 14.1% 1,472 12.8%
15 to 19 percent 1,301 13.5% 1,930 16.8%
20 to 24 percent 1,495 15.5% 1,268 11.0%
25 to 29 percent 1,217 12.6% 1,455 12.7%
30 to 34 percent 826 8.6% 988 8.6%
35 percent or more 3,427 35.6% 4,374 38.1%
Not computed 608 - 488 -
Source: 2013-2017 and 2018-2022 American Community Survey table DP04
The following table illustrates monthly renter costs as a percentage of
household income according to the 2013-2017 and 2018-2022 American
Community Survey estimates.
Monthly Renter Costs as a Percentage of Household Income
in Mishawaka City
Renter Costs as a % of Income 2013-2017 ACS 2018-2022 ACS
# % # %
Renter-Occupied Housing Units 10,234 49.8% 11,975 51.6%
Less than $20,000 2,784 27.2% 2,250 18.8%
Less than 20 percent 0 0.0% 0 0.0%
20 to 29 percent 180 1.8% 293 2.4%
30 percent or more 2,604 25.4% 1,957 16.3%
$20,000 to $34,999 2,694 26.3% 2,571 21.5%
Less than 20 percent 150 1.5% 67 0.6%
20 to 29 percent 1,082 10.6% 391 3.3%
30 percent or more 1,462 14.3% 2,113 17.6%
$35,000 to $49,999 1,760 17.2% 2,108 17.6%
Less than 20 percent 556 5.4% 265 2.2%
20 to 29 percent 1,061 10.4% 755 6.3%
30 percent or more 143 1.4% 1,088 9.1%
$50,000 to $74,999 1,312 12.8% 2,455 20.5%
Less than 20 percent 939 9.2% 1,210 10.1%
20 to 29 percent 347 3.4% 1,080 9.0%
30 percent or more 26 0.3% 165 1.4%
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$75,000 or more 1,076 10.5% 2,103 17.6%
Less than 20 percent 1,016 9.9% 1,860 15.5%
20 to 29 percent 42 0.4% 204 1.7%
30 percent or more 18 0.2% 39 0.3%
Zero or negative income 203 2.0% 116 1.0%
No cash rent 405 4.0% 372 3.1%
Source: 2013-2017 and 2018-2022 American Community Survey table B25106
HUD defines a housing cost burden as a household that pays over 30
percent or more of its monthly income on housing costs. In 2017, 4,235
renter-occupied units (41.4%) were cost burdened, and in 2022, 5,323
renter-occupied units (44.5%) were cost burdened.
In 2017, 17.5% of owner-occupied households were cost burdened while
41.4% of renter-occupied households were cost burdened. In 2022, 18.1%
of owner-occupied households were cost burdened while 44.5% of renter-
occupied households were cost burdened.
The FY 2024 HUD Fair Market Rents and Low and High HOME Rent
Limits for the South Bend-Mishawaka, IN HUD Metro FMR Area are
shown in the table below.
Fair Market Rents (FMR) and HOME Rent Limits for the
South Bend-Mishawaka, IN HUD Metro FMR Area
FY 2024 Rent Fair Market Rents Low HOME Limit High HOME Limit
Efficiency $689 $689 $689
One-Bedroom $862 $834 $862
Two-Bedroom $1,017 $1,001 $1,017
Three-Bedroom $1,267 $1,157 $1,267
Four-Bedroom $1,354 $1,291 $1,354
Five-Bedroom $1,557 $1,424 $1,557
Six-Bedroom $1,760 $1,557 $1,760
Source: U.S. Department of Housing and Urban Development
Fair Market Rents (FMRs) are primarily used to determine payment
standard amounts for HUD assisted housing. The High HOME Rent Limit
for an area is the lesser of the Section 8 Fair Market Rent (FMR) for the
area or a rent equal to 30% of the annual income of a family whose income
equals 65% of the area median income, as determined by HUD. The Low
HOME Rent Limit for an area is 30% of the annual income of a family whose
income equals 50% of the area median income, as determined by HUD,
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capped by the High HOME Rent Limit. HUD’s Economic and Market
Analysis Division calculates the HOME rents each year using the FMRs and
the Section 8 Income Limits.
The area median rent was estimated to be $969 according to the 2018-2022
ACS data. However, according to Zillow the South Bend-Mishawaka, IN-MI
MSA median rent was $1,189 on December 31, 2022, and has since
climbed to $1,309 on August 31, 2024. The average rents posted
commercially exceed the area median rent by over $300 and exceed the
FY 2025 fair market rents (for a 2-bedroom apartment) by over $200. The
rental market in St. Joseph County is competitive and assisted rental
housing units do not disproportionately impact the market forces dictating
rents in the area.
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G. Household Types
Based on a comparison between the 2017 and 2022 population, St. Joseph
County had a 1.4% increase in its population (3,775 persons). However, the
County had an increase of 6.7% households, meaning that there are more
and smaller households than in prior years.
The populations of the Cities of South Bend and Mishawaka and of St.
Joseph County have grown over the last five years. However, there are
neighborhoods of the City of South Bend and the City of Mishawaka with
poor housing stock. When demolished, the poor housing stock has
generally not been replaced.
Between 2017 and 2022 the area median income increased by 68% from
$48,121 to $80,842. This increase in median income represents a change
in nominal dollars and not a change in real dollars. In order to calculate the
change in real dollars, the Consumer Price Index is used to calculate the
inflation rate for a given period. Between 2017 and 2022, the cumulative
inflation rate was approximately 20.4%, meaning that the $48,121 median
income in 2017 would be $57,934.19 if it were expressed in terms of 2022
dollars. The increase in median income in St. Joseph County has exceeded
the rate of inflation, but more examination is needed to ascertain the income
spread between low- and high-income households.
St. Joseph County Demographics, 2017-2022
Demographics 2017 2022 % Change
Population 268,613 272,388 +1.41%
Households 100,694 107,466 +6.73%
Household Median
Income $48,121 $80,842 +68.00%
Source: 2013-2017 and 2018-2022 American Community Survey table DP03
Note: According to the U.S. Census Bureau the following notes were issued
in regard to the CHAS (Comprehensive Housing Affordability Strategy) and
the discrepancies in adding up the totals in the following tables.
As with the CHAS 2000 and all other special tabulations of Census data,
the Census Bureau requires that the CHAS data be rounded. The rounding
scheme is as follows: 0 remains 0; 1-7 rounds to 4; 8 or greater rounds to
2025 Analysis of Impediments to Fair Housing
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nearest multiple of 5. This causes discrepancies when adding up smaller
geographies and when adding up data within CHAS tables.
Consider a city where the CHAS data indicate that there were 4 renter
households with extremely low income and 4 owner households with
extremely low income. One might be tempted to conclude that there are 8
total households with extremely low income. If another CHAS table
indicates that there are actually a total of 15 extremely low income
households, that would appear to be contradictory. This situation is the
result of rounding. The County could have 6 renter households with
extremely low income and 7 owner households with extremely low income,
which is a total of 13 extremely low income households; but all of these
numbers would be rounded, to 4, 4, and 15.
Number of Households Table
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
>80-100%
AMI
>100%
AMI
Total Households * 13,040 12,190 18,450 11,975 50,665
Small Family Households * 3,245 3,055 5,095 4,240 25,090
Large Family Households * 780 630 1,315 1,020 4,050
Household contains at least
one person 62-74 years of
age
3,145 3,270 4,435 2,895 12,215
Household contains at least
one person age 75 or older 2,560 2,735 2,835 1,100 3,605
Households with one or
more children 6 years old
or younger *
1,835 1,635 2,445 2,250 6,945
Source: 2017-2021 CHAS tables 1, 5, 7, 13
Of all households, less than half (47.7%) have a higher income than the
HUD Area Median Income (AMI) for the South Bend-Mishawaka, IN-MI,
MSA. Over half of both small and large family households are above 100%
AMI, but at least half of households with any seniors (especially over age
75) or any children age 6 or younger are below the AMI. The remaining
52.3% of total households make less than the AMI, with the largest
remaining group (17.4% of total households) making between 50-80% of
AMI. The median gross household income in the South Bend MSA as of
2021 was $58,596, which means that 30% of AMI is $17,579 and 50% of
AMI is $29,298. HUD defines affordable housing as paying no more than
30% of income on rent, so low-income households should only be spending
2025 Analysis of Impediments to Fair Housing
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between $440 and $732 per month for their housing to be considered
affordable.
The following table further highlights that the largest housing problem in the
South Bend/Mishawaka, IN-MI MSA is housing affordability. According to
the 2018-2022 ACS data, an estimated 48.9% of all renter households are
cost burdened by 30% or more in the County, and an estimated 15.7% of
all owner households are cost burdened by 30% or more. Approximately
18.7% of owner-occupied households with a mortgage are cost burdened
by 30% or more, compared to only 10.9% of owner-occupied households
without a mortgage.
Housing Problems (Households with one of the listed needs)
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Over
all*
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Over
-all*
Substandard Housing -
Lacking complete plumbing
or kitchen facilities
185 145 25 10 495 85 35 30 50 325
Severely Overcrowded -
With >1.51 people per room
(and complete kitchen and
plumbing)
95 40 80 75 355 0 15 20 10 65
Overcrowded - With 1.01-1.5
people per room (and none
of the above problems)
210 160 170 45 790 35 45 215 45 615
Housing cost burden greater
than 50% of income (and
none of the above problems)
4,575 1,790 250 60 6,695 3,040 790 320 185 4,380
Housing cost burden greater
than 30% of income (and
none of the above problems)
940 2,760 2,575 360 6,770 920 1,815 1,850 765 5,890
Zero/negative Income (and
none of the above problems) 860 0 0 0 860 390 0 0 0 390
Source: 2017-2021 CHAS table 3
*Overall includes households above 100% AMI not depicted in the table
The following tables illustrate the discrepancies between homeowners and
renters regarding housing problems and severe housing problems. There
are more owner-occupied housing units than renter-occupied units (68.5%
to 31.5%), but renters face a much higher rate of housing problems.
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Housing Problems: Lacks kitchen or complete plumbing,
overcrowding, or cost burden
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Overall
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Overall
Having 1 or more of
four housing
problems
6,000 4,900 3,100 550 15,095 4,085 2,700 2,435 1,050 11,280
Having none of four
housing problems 860 1,360 4,150 3,220 17,580 845 3,230 8,765 7,155 61,120
Negative
household income,
none of the other
housing problems
860 0 0 0 860 390 0 0 0 390
Source: 2017-2021 CHAS table 5
Severe Housing Problems: Lacks kitchen or complete plumbing, severe
overcrowding, or severe cost burden
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Overall
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Overall
Having 1 or more of
four severe housing
problems
5,065 2,140 525 190 8,330 3,165 890 585 285 5,390
Having none of four
severe housing
problems
2,660 4,125 6,725 3,580 25,210 2,155 5,045 10,620 7,920 67,400
Source: 2017-2021 CHAS table 2
Nearly 3,000 more renter-occupied households have severe housing
problems than owner-occupied households, with 33.0% of all renters having
severe problems as compared to 8.0% of owners.
Cost Burdened Greater Than 30%
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Overall
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Overall
Small family (2-4
persons) 330 855 650 75 1,920 95 590 565 125 1,605
Large family (5 or more
persons) 25 255 4 0 284 90 40 75 135 405
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Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Overall
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Overall
Elderly family (2
persons, at least one
age 62 or over)
4 75 170 10 259 100 155 345 110 830
Elderly non-family 555 795 465 70 1,940 420 740 455 85 1,760
Other, non-family
households 120 925 1,300 205 2,640 225 295 440 310 1,340
Total need by income 1,034 2,905 2,589 360 7,043 930 1,820 1,880 765 5,940
Source: 2017-2021 CHAS table 7
For those cost burdened by more than 30%, renters are more likely to be
highly affected; renter-occupied households are much more likely to be cost
burdened than owners.
Cost Burdened Greater Than 50%
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Overall
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Overall
Small family (2-4
persons) 1,560 565 25 0 2,150 800 135 4 10 964
Large family (5 or more
persons) 355 20 0 0 375 200 35 40 4 283
Elderly family (2
persons, at least one
age 62 or over)
35 50 35 20 144 245 75 95 0 435
Elderly non-family 915 530 25 40 1,520 1,175 325 130 120 1,750
Other, non-family
households 2,060 670 170 0 2,900 655 225 50 230 1,170
Total need by income 4,925 1,835 255 60 7,089 3,075 795 319 364 4,602
Source: 2017-2021 CHAS table 7
For those who are cost burdened by more than 50%, renters are more
highly affected than owners based on the total number of households.
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Overcrowding Conditions: Greater than 1 but less than 1.5 persons per room
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Over
-all
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Over
-all
Single family households 210 145 120 20 695 35 45 175 175 450
Multiple, unrelated family
households 0 4 50 4 58 4 0 35 35 74
Other, non-family households 0 10 0 20 30 0 0 0 0 0
Total need by income 210 160 170 45 790 35 45 215 215 615
Source: 2017-2021 CHAS table 10
Renter-occupant households are more affected overall by overcrowding
conditions than are owner-occupant households.
Severe Overcrowding Conditions: Greater than 1.5 persons per room
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Over
-all
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Over
-all
Single family households 95 40 10 75 285 0 15 4 0 39
Multiple, unrelated family
households 0 0 10 0 10 0 0 15 10 25
Other, non-family households 0 0 55 0 55 0 0 0 0 0
Total need by income 95 40 80 75 355 0 15 20 10 65
Source: 2017-2021 CHAS table 10
Renter-occupied households are much more likely to experience severe
overcrowding than are owner-occupied households.
The following three (3) maps illustrate census tracts where there is
overcrowding for Extremely Low-, Low-, and Moderate-Income Households.
Percentage Extremely Low-Income Households with Overcrowding
Percentage Low-Income Households with Overcrowding
Percentage Moderate-Income Households with Overcrowding
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2025 Analysis of Impediments to Fair Housing
Background Data
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2025 Analysis of Impediments to Fair Housing
Background Data
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2025 Analysis of Impediments to Fair Housing
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H. Housing Problems
A household is considered to have a housing problem if it meets one of the
four (4) HUD designated housing problems; The four housing problems are:
lacks complete kitchen facilities; lacks complete plumbing facilities; has
more than one person per room; and is cost burdened greater than 30%.
The following tables illustrate the disproportionate needs of households in
St. Joseph County:
0%-30% of Area Median Income (Extremely Low Income)
Housing Problems*
Has one or more of
four housing
problems
Has none of the four
housing problems OR cost
burden not computed
Jurisdiction as a whole 10,085 2,955
White 6,220 1,700
Black / African American 2,655 810
Asian 125 45
American Indian, Alaska Native 25 4
Pacific Islander 0 0
Hispanic 590 245
Source: 2017-2021 CHAS table 1
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one
person per room, 4. Cost Burden greater than 30%
The following map illustrates the location by Census Tract where extremely
low-income households have severe housing problems.
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2025 Analysis of Impediments to Fair Housing
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30%-50% of Area Median Income (Low Income)
Housing Problems*
Has one or more
of four housing
problems
Has none of the four
housing problems OR cost
burden not computed
Jurisdiction as a whole 7,600 4,590
White 4,980 3,565
Black / African American 1,790 430
Asian 125 35
American Indian, Alaska Native 44 0
Pacific Islander 0 4
Hispanic 485 390
Source: 2017-2021 CHAS Table 1
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one
person per room, 4. Cost Burden greater than 30%
The following map illustrates the location by Census Tract where low-
income households have severe housing problems.
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2025 Analysis of Impediments to Fair Housing
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50%-80% of Area Median Income (Moderate Income)
Housing Problems*
Has one or more
of four housing
problems
Has none of the four
housing problems OR cost
burden not computed
Jurisdiction as a whole 5,535 12,915
White 3,750 10,075
Black / African American 960 1,350
Asian 205 190
American Indian, Alaska Native 30 25
Pacific Islander 0 4
Hispanic 345 1,035
Source: 2017-2021 CHAS table 1
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one
person per room, 4. Cost Burden greater than 30%
The following map illustrates the location by Census Tract where moderate-
income households have severe housing problems.
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2025 Analysis of Impediments to Fair Housing
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80%-100% of Area Median Income (Medium Income)
Housing Problems*
Has one or more of
four housing
problems
Has none of the four
housing problems OR cost
burden not computed
Jurisdiction as a whole 1,600 10,375
White 1,160 8,150
Black / African American 235 805
Asian 30 180
American Indian, Alaska Native 0 15
Pacific Islander 0 0
Hispanic 125 930
Source: 2017-2021 CHAS table 1
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one
person per room, 4. Cost Burden greater than 30%
The racial composition of households in St. Joseph County according to the
2018-2022 American Community Survey was 73.9% White; 12.9% African
American/Black; 2.6% Asian; 0.3% American Indian and Alaska Native;
0.1% Native Hawaiian or Pacific Islander; 2.9% Some Other Race; and
7.4% Two or More Races. The Hispanic or Latino population of any race
was 9.5% of the County’s population.
The following racial or ethnic groups are disproportionately impacted by
10% or more in the specified AMI category versus the category average:
Disproportionate Housing Problem Impact by AMI
and Race or Ethnicity
Category
Households per AMI
category
Households with 1 or more
of 4 housing problems
Number Percent Number Percent
30-50% of AMI: 12,490 - 7,600 62.3%
Black / African American 2,220 17.8% 1,790 80.6%
Asian 160 1.3% 125 78.1%
American Indian, Alaska
Native 44 0.4% 44 100.0%
50-80% of AMI: 18,450 - 5,535 30.0%
Black / African American 2,310 12.5% 960 41.6%
Asian 395 2.1% 205 51.9%
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Category
Households per AMI
category
Households with 1 or more
of 4 housing problems
Number Percent Number Percent
American Indian, Alaska
Native 55 0.3% 30 54.5%
Source: 2017-2021 CHAS table 1
There were no groups disproportionately impacted by 10% or more than the
overall percentage of households with one or more housing problems within
either the 0-30% AMI or 80-100% AMI categories. However, the incidence
of households with one or more housing problems within the 0-30% AMI
category is extremely high and may reveal disparities on a closer
geographic examination.
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I. Cost Burden
Overall, there is a shortage of decent, affordable housing in St. Joseph
County. Many of the County’s lower income households are paying more
than 30% of their total household income on housing related costs.
The following table illustrates the housing cost burden for various racial and
ethnic groups, both overall and for owner- and renter-occupied households.
Housing Cost Burden, St. Joseph County
Housing Cost Burden <30% 30-50% >50%
No / negative
income (not
computed)
Total
All Households 80,565 12,985 11,525 1,273 106,330
White 65,410 8,830 7,365 680 82,285
Black / African American 6,705 2,555 2,825 400 12,480
Asian 1,880 265 170 49 2,355
American Indian / Alaska
Native 150 35 60 4 255
Pacific Islander 30 0 0 0 30
Hispanic / Latino 4,565 820 600 65 6,050
Other Race (includes 2
or more) 1,825 480 505 75 2,880
Owner-Occupied 62,025 5,940 4,430 403 72,790
White 52,975 4,720 3,580 310 61,585
Black / African American 3,415 640 365 50 4,470
Asian 1,310 55 90 4 1,455
American Indian / Alaska
Native 135 15 10 4 165
Pacific Islander 30 0 0 0 30
Hispanic / Latino 2,995 310 225 35 3,565
Other Race 1,165 200 160 0 1,520
Renter-Occupied 18,540 7,045 7,095 870 33,540
White 12,435 4,110 3,785 370 20,700
Black / African American 3,290 1,915 2,460 350 8,010
Asian 570 210 80 45 900
American Indian / Alaska
Native 15 20 50 0 90
Pacific Islander 0 0 0 0 0
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Housing Cost Burden <30% 30-50% >50%
No / negative
income (not
computed)
Total
Hispanic / Latino 1,570 510 375 30 2,485
Other Race 660 280 345 75 1,360
Source: 2017-2021 CHAS table 9
Many more renter-occupied households than owner-occupied households
were cost burdened by 30 to 50%, and a great deal many more renter-
occupied households were cost burdened by more than 50%. The
difference was especially disproportionate in some racial and ethnic groups.
In Other Race (not Hispanic or Latino) households, 34.2% were
disproportionately burdened by at least 30%, and 46% of all Other Race
renter-occupied households were disproportionately burdened by at least
30%. 37.3% of all American Indian/Alaska Native households were
burdened by at least 30%, with 77.8% of all renter-occupied households
disproportionately burdened by at least 30%. 43.1% of Black/African
American households were disproportionately burdened by at least 30%,
and 54.6% of their renter-occupied households were burdened by at least
30%. In contrast, a relatively low 19.7% of all White households were
burdened by at least 30%.
The following four (4) maps illustrate census tracts where there are housing
cost burdens for all households, Extremely Low, Very Low, and Low Income
Households.
Housing Cost Burden
Percentage Extremely Low Income Households with Severe Cost
Burden
Percentage Low Income Households with Severe Cost Burden
Percentage Moderate Income Households with Severe Cost
Burden
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A total of 7,365 White households were considered severely cost burdened
by greater than 50%, which is 63.9% of the total cases of households that
were considered cost burdened by greater than 50%. This number is below
the 77.4% of total households that the White category comprises.
A total of 2,825 Black/African American households were considered
severely cost burdened by greater than 50%, which is 24.5% of the total
cases of households that were considered cost burdened by greater than
50%. This number is above the 11.7% of total households that the
Black/African American category comprises.
A total of 170 Asian households were considered severely cost burdened
by greater than 50%, which is 1.5% of the total cases of households that
were considered cost burdened by greater than 50%. This number is slightly
lower than the 2.2% of total households that the Asian category comprises.
A total of 60 American Indian/Alaska Native households were considered
severely cost burdened by greater than 50%, which is 0.5% of the total
number of households that were considered cost burdened by greater than
50%. This number is above the 0.2% of total households that the American
Indian/Alaska Native category comprises.
None of the 30 Pacific Islander households in St. Joseph County were
considered cost burdened or severely cost burdened.
A total of 600 Hispanic households were considered severely cost burdened
by greater than 50%, which is 5.2% of the total number of households that
were considered cost burdened by greater than 50%. This number is slightly
below the 5.7% of total households that the Hispanic category comprises.
A total of 505 Other Race households were considered severely cost
burdened by greater than 50%, which is 4.4% of the total number of
households that were considered cost burdened by greater than 50%. This
number is above the 2.7% of total households that the Other Race category
comprises.
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J. Disabled Households
Disabled Population – St. Joseph County
The following table includes the 2013-2017 and 2018-2022 American
Community Survey estimates for the number of disabled individuals in St.
Joseph County. The total population of disabled persons in St. Joseph
County is estimated to be 36,230 persons, 13.4% of the County’s
population. The two most common disability types are ambulatory
difficulties and independent living difficulties.
Disabled Persons in St. Joseph County
Disability Status of the Civilian Non-
Institutional Population
2013-2017 ACS 2018-2022 ACS
# % # %
Total Civilian Population 266,134 - 269,860 -
Total Population with a disability 36,454 13.7% 36,230 13.4%
Population under 5 years 171 1.0% 66 0.4%
With a hearing difficulty 132 0.8% 51 0.3%
With a vision difficulty 59 0.3% 15 0.1%
Population 5 to 17 years 3,237 6.9% 3,321 7.2%
With a hearing difficulty 384 0.8% 271 0.6%
With a vision difficulty 396 0.8% 502 1.1%
With a cognitive difficulty 2,761 5.9% 2,561 5.5%
With an ambulatory difficulty 410 0.9% 447 1.0%
With a self-care difficulty 556 1.2% 495 1.1%
Population 18 to 34 years 4,621 7.2% 6,120 9.1%
With a hearing difficulty 660 1.0% 532 0.8%
With a vision difficulty 639 1.0% 1,415 2.1%
With a cognitive difficulty 3,200 5.0% 3,736 5.5%
With an ambulatory difficulty 956 1.5% 1,341 2.0%
With a self-care difficulty 787 1.2% 675 1.0%
With an independent living difficulty 2,231 3.5% 2,531 3.8%
Population 35 to 64 years 14,818 14.9% 12,864 13.3%
With a hearing difficulty 3,493 3.5% 2,605 2.7%
With a vision difficulty 2,651 2.7% 2,324 2.4%
With a cognitive difficulty 5,606 5.7% 5,337 5.5%
With an ambulatory difficulty 8,120 8.2% 7,382 7.7%
With a self-care difficulty 2,880 2.9% 2,443 2.5%
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With an independent living difficulty 5,412 5.5% 3,991 4.1%
Population 65 years and over 13,607 35.3% 13,859 32.2%
With a hearing difficulty 5,671 14.7% 5,775 13.4%
With a vision difficulty 2,424 6.3% 2,964 6.9%
With a cognitive difficulty 3,331 8.6% 2,991 7.0%
With an ambulatory difficulty 8,699 22.6% 8,482 19.7%
With a self-care difficulty 2,995 7.8% 2,773 6.4%
With an independent living difficulty 5,550 14.4% 5,148 12.0%
Sex
Male 17,620 13.7% 17,302 13.1%
Female 18,834 13.7% 18,928 13.7%
Race or Ethnicity
White alone 29,116 13.8% 28,473 14.3%
Black or African American alone 5,458 15.9% 4,580 13.3%
American Indian and Alaska Native alone 347 30.8% 89 10.8%
Asian alone 250 4.3% 237 3.4%
Native Hawaiian and Other Pacific
Islander alone 3 1.1% 15 8.5%
Some other race alone 435 7.6% 720 9.3%
Two or more races 845 10.1% 2,116 10.5%
White alone, not Hispanic or Latino 27,981 14.3% 27,646 14.5%
Hispanic or Latino (of any race) 1,767 7.9% 2,300 8.9%
Source: 2013-2017 and 2018-2022 American Community Survey table S1810
Disabled Population – City of South Bend
The following table includes the 2013-2017 and 2018-2022 American
Community Survey estimates for the number of disabled individuals in
South Bend City. The total population of disabled persons in South Bend is
estimated to be 14,647 persons, 14.4% of the City’s population. The two
most common disability types are ambulatory difficulties and cognitive
difficulties.
Disabled Persons in South Bend City
Disability Status of the Civilian Non-
Institutional Population
2013-2017 ACS 2018-2022 ACS
# % # %
Total Civilian Population 100,394 - 101,598 -
Total Population with a disability 15,438 15.4% 14,647 14.4%
Population under 5 years 97 1.3% 38 0.5%
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With a hearing difficulty 58 0.8% 38 0.5%
With a vision difficulty 59 0.8% 0 0.0%
Population 5 to 17 years 1,675 8.6% 1,966 9.7%
With a hearing difficulty 177 0.9% 241 1.2%
With a vision difficulty 208 1.1% 293 1.4%
With a cognitive difficulty 1,399 7.2% 1,555 7.7%
With an ambulatory difficulty 198 1.0% 267 1.3%
With a self-care difficulty 289 1.5% 237 1.2%
Population 18 to 34 years 2,037 7.9% 2,425 9.4%
With a hearing difficulty 249 1.0% 187 0.7%
With a vision difficulty 265 1.0% 477 1.9%
With a cognitive difficulty 1,461 5.7% 1,581 6.1%
With an ambulatory difficulty 372 1.4% 481 1.9%
With a self-care difficulty 246 1.0% 251 1.0%
With an independent living difficulty 963 3.7% 1,167 4.5%
Population 35 to 64 years 6,727 19.2% 5,420 15.6%
With a hearing difficulty 1,407 4.0% 826 2.4%
With a vision difficulty 1,289 3.7% 1,127 3.2%
With a cognitive difficulty 3,010 8.6% 2,473 7.1%
With an ambulatory difficulty 4,037 11.5% 3,212 9.3%
With a self-care difficulty 1,344 3.8% 1,123 3.2%
With an independent living difficulty 2,649 7.5% 1,748 5.0%
Population 65 years and over 4,902 39.8% 4,798 35.5%
With a hearing difficulty 1,879 15.3% 1,479 10.9%
With a vision difficulty 1,102 9.0% 875 6.5%
With a cognitive difficulty 1,176 9.6% 1,197 8.9%
With an ambulatory difficulty 3,179 25.8% 3,252 24.0%
With a self-care difficulty 1,117 9.1% 1,105 8.2%
With an independent living difficulty 2,261 18.4% 1,986 14.7%
Sex
Male 7,031 14.6% 6,535 13.6%
Female 8,407 16.1% 8,112 15.1%
Race or Ethnicity
White alone 9,840 15.6% 9,132 16.1%
Black or African American alone 4,702 17.7% 3,705 14.4%
American Indian and Alaska Native alone 155 32.9% 31 6.5%
Asian alone 38 2.6% 36 1.7%
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Native Hawaiian and Other Pacific
Islander alone 0 0.0% 9 15.0%
Some other race alone 335 7.9% 576 9.7%
Two or more races 368 8.6% 1,158 10.9%
White alone, not Hispanic or Latino 9,163 17.0% 8,612 16.6%
Hispanic or Latino (of any race) 1,090 7.5% 1,610 9.6%
Source: 2013-2017 and 2018-2022 American Community Survey table S1810
Disabled Population – City of Mishawaka
The following table includes the 2013-2017 and 2018-2022 American
Community Survey estimates for the number of disabled individuals in
Mishawaka City. The total population of disabled persons in Mishawaka is
estimated to be 8,295 persons, 16.4% of the City’s population. The two most
common disability types are ambulatory difficulties and cognitive difficulties.
Disabled Persons in Mishawaka City
Disability Status of the Civilian Non-
Institutional Population
2013-2017 ACS 2018-2022 ACS
# % # %
Total Civilian Population 48,301 - 50,538 -
Total Population with a disability 7,257 15.0% 8,295 16.4%
Population under 5 years 72 2.1% 0 0.0%
With a hearing difficulty 72 2.1% 0 0.0%
With a vision difficulty 0 0.0% 0 0.0%
Population 5 to 17 years 398 5.3% 472 6.6%
With a hearing difficulty 56 0.7% 8 0.1%
With a vision difficulty 44 0.6% 52 0.7%
With a cognitive difficulty 318 4.2% 320 4.5%
With an ambulatory difficulty 22 0.3% 70 1.0%
With a self-care difficulty 49 0.7% 91 1.3%
Population 18 to 34 years 828 6.4% 1,620 11.1%
With a hearing difficulty 99 0.8% 202 1.4%
With a vision difficulty 116 0.9% 349 2.4%
With a cognitive difficulty 623 4.8% 781 5.4%
With an ambulatory difficulty 139 1.1% 498 3.4%
With a self-care difficulty 114 0.9% 207 1.4%
With an independent living difficulty 390 3.0% 519 3.6%
Population 35 to 64 years 2,922 17.1% 2,960 17.1%
With a hearing difficulty 695 4.1% 725 4.2%
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With a vision difficulty 502 2.9% 437 2.5%
With a cognitive difficulty 989 5.8% 1,087 6.3%
With an ambulatory difficulty 1,671 9.8% 1,742 10.1%
With a self-care difficulty 515 3.0% 446 2.6%
With an independent living difficulty 910 5.3% 767 4.4%
Population 65 years and over 3,037 41.2% 3,243 39.5%
With a hearing difficulty 1,296 17.6% 1,604 19.5%
With a vision difficulty 537 7.3% 784 9.5%
With a cognitive difficulty 788 10.7% 803 9.8%
With an ambulatory difficulty 2,093 28.4% 1,857 22.6%
With a self-care difficulty 658 8.9% 637 7.8%
With an independent living difficulty 1,138 15.5% 1,069 13.0%
Sex
Male 3,334 14.5% 4,002 15.6%
Female 3,923 15.5% 4,293 17.2%
Race or Ethnicity
White alone 6,548 16.0% 7,523 18.7%
Black or African American alone 273 7.8% 329 7.6%
American Indian and Alaska Native alone 46 12.5% 21 23.3%
Asian alone 59 6.2% 69 5.4%
Native Hawaiian and Other Pacific
Islander alone 3 4.6% 0 0.0%
Some other race alone 71 13.7% 34 4.2%
Two or more races 257 13.5% 319 8.5%
White alone, not Hispanic or Latino 6,396 16.4% 7,384 19.0%
Hispanic or Latino (of any race) 236 7.7% 238 7.6%
Source: 2013-2017 and 2018-2022 American Community Survey table S1810
St. Joseph County and the Cities of South Bend and Mishawaka recognize
the need for accessible and visitable housing units. The County and the
Cities ensure that multi-family housing developments which are
rehabilitated or constructed using Federal funds, must comply with ADA
requirements, and encourage visitable units beyond minimum
requirements.
Another issue is a lack of affordable housing that is accessible. Public
housing often has higher proportions of disabled residents and with most
public housing consisting of 1-bedroom units, it is difficult for families and
larger households with disabled members to find housing that is both
accessible and affordable. The Housing Authority of South Bend and the
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Housing Authority of Mishawaka both respond to requests for reasonable
accommodations and modifications in a timely manner.
While single-family housing is generally not accessible, the Fair Housing
Act requires that multifamily properties built after 1991 meet Federal
accessibility standards; therefore, multifamily housing units built after 1991
are in compliance with Federal Law and meet the minimum level of
accessibility. However, as 74.7% of housing units in St. Joseph County
were built prior to 1990, many of these units are more likely to have narrow
halls, stairs, narrow doors, and little room for ramps to entrance doors.
The City of South Bend funds a variety of home repair and rehabilitation
programs for both renter- and owner-occupied housing. These programs
can be used to make accessibility improvements on the existing housing
stock.
Government and Housing Authority Facilities:
St. Joseph County does not discriminate on the basis of disability for access
to nor operations of its programs, services, or activities. If a resident of St.
Joseph County requires additional assistance to gain access to County
facilities, he or she may contact the City of South Bend’s designated ADA
Coordinator, Jessica McLain. The Coordinator can be contacted at:
City of South Bend Legal Department, 227 W. Jefferson
Boulevard, Suite 1200S, South Bend, IN 46601
574-235-9241
legaldept@southbendin.gov
The ADA Coordinator for the City of South Bend has jurisdiction throughout
all of St. Joseph County in partnership with the South Bend Human Rights
Commission.
The Housing Authority of South Bend and the Mishawaka Housing Authority
provide reasonable modifications upon request. When a tenant requests an
accommodation, the Housing Authorities may verify the disability only to the
extent necessary to ensure the applicants are entitled to the preference.
However, the Housing Authority will not ask what the disability is. The
process a tenant may go through to request modifications includes the
contacting of a Building Manager or Tenant Selection Supervisor and
providing any required documentation supporting the request. Once
modifications are deemed reasonable, the work will be coordinated with the
tenant; if the modifications are tantamount to those required for a fully
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accessible unit, the tenant/applicant will be placed on an Authority
transfer/waiting list for the next available unit with the features requested, if
so desired.
Public Infrastructure:
The City of South Bend and the City of Mishawaka each administer funds
through the Federal Community Development Block Grant (CDBG)
program to benefit low- and moderate-income areas. The City of South
Bend has preferred to fund accessibility improvement projects through its
housing activities. The City of Mishawaka has preferred to use funds for
ADA curb cuts, sidewalks, and street improvements. South Bend has also
used matching grant funds through the State of Indiana to address safe,
ADA accessible infrastructure near and around schools.
Schools:
The Indiana Department of Education partners with IN*SOURCE to provide
information and training to assist in the implementation of 504 plans in area
schools. School districts are responsible for the provision of special
education and related services for every student with a disability under the
Individuals with Disabilities Education Act (IDEA) and Section 504 of the
Rehabilitation Act of 1973.
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III. Review/Update to Original Plan
In FY 2020, the Cities of South Bend and Mishawaka, IN, completed a joint
Analysis of Impediments to Fair Housing Choice (AI) to evaluate the housing
conditions in St. Joseph County. The analysis was intended to focus on both Cities
and the outlying areas of the County to serve as a basis for fair housing planning
for the St. Joseph County Housing Consortium. The following paragraphs restate
the identified impediments from the 2020 Analysis of Impediments to Fair Housing
Choice and summarize the progress made on each for the time period of 2020
through 2024.
A. Summary of 2020 Impediments
Impediment 1: Fair Housing Education and Outreach
There is a need to educate persons about their rights under the Fair
Housing Act and to raise community awareness to affirmatively further fair
housing choice, especially for low-income residents, minorities, and the
disabled population.
Goal: Improve the public’s, realtors’, landlords’, and local officials’
knowledge and awareness of the Fair Housing Act, related laws,
regulations, and requirements to affirmatively further fair housing
throughout St. Joseph County.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by the Cities of South Bend and Mishawaka, and St. Joseph
County:
1-A: Continue to promote Fair Housing awareness through media,
seminars, and training to provide educational opportunities for all
persons to learn about their rights under the Fair Housing Act and
Americans with Disabilities Act.
1-B: Continue to prepare and distribute literature and informational
material concerning fair housing issues, an individual’s housing
rights, and a landlord’s responsibilities to comply with the Fair
Housing Act by making reasonable accommodations.
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1-C: Educate residents that they have the right to live outside
concentrated areas of poverty.
1-D: Work with the local Board of Realtors to educate and promote
fair housing.
1-E: Strive for better intergovernmental cooperation between state
and local partners, as well as community groups, to effectively
identify and address potential barriers to affordable housing choice.
1-F: Publish forms, informational material, etc. in both English and
Spanish.
Accomplishments:
The St. Joseph County Housing Consortium has taken the following actions
to reach this goal:
- The Consortium and Cities of South Bend and Mishawaka assist in
the South Bend Human Rights Commission in its outreach to the
community to educate landlords and tenants of Fair Housing Laws
and Rights.
- All advertisements announcing the availability of Draft or Proposed
Plans, Notices of Public Hearings and Notices of Funding
Opportunities include the Equal Housing Opportunity Log or slogan.
- Include in each contract the Consortium’s Affirmative Marketing
Procedures which relates to each project undertaken with Federal
Funds.
Impediment 2: Quality of Rental Housing vs. Affordability
St. Joseph County has a limited supply of rental housing that is decent, safe,
sound and affordable and 41.8% of all households are cost burdened and
they spend 30% or more of their net monthly income on housing.
Goal: Increase the supply of affordable rental housing through new
construction and rehabilitation activities.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by the Cities of South Bend and Mishawaka, and St. Joseph
County:
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2-A: Continue to support and encourage community organizations to
rehabilitate rental housing.
2-B: Continue to enforce local codes and ordinances, and develop a
Rental Registry Program in the City of Mishawaka and St. Joseph
County.
2-C: Promote and encourage the public housing authorities to offer
Section 8 Housing Choice Voucher holders the option to convert to
homeownership.
2-D: Continue to fund the Community Homebuyers Corporation’s
downpayment assistance program for qualifying individuals,
including tenants that wish to buy homes.
2-E: Continue to fund rental assistance to lower housing costs for the
very low income, mentally disabled, special needs populations, and
homeless.
Accomplishments:
The Cities of South Bend and Mishawaka have taken the following actions
to reach this goal:
- Between 2022 and 2024, the City of South Bend and St. Joseph
Housing Consortium using CDBG and HOME funds allocated funds
for the development and/or rehab of 66 rental units. Projects that
address the construction or rehabilitation of rental housing is a high
priority in selecting projects to fund each year.
- South Bend’s implementation of its Rental Safety Verification
Program (RSVP) ordinance, which was updated in 2023, defines
minimum property standards for rental units in South Bend.
- South Bend continues to provide CDBG resources to Community
Homebuyers Corporation.
- The City of South Bend has a HUD Certified Housing Counselor on
staff who participates on the Housing Authority of South Bend’s
Family Self-Sufficiency program committee.
- South Bend continues to support the development of LIHTC projects
in the city by collaborating with developers, providing land (when
available), and providing financial support.
- South Bend has provided construction gap subsidy funds to support
the development of new housing (rental and owner-occupied) in its
urban neighborhoods.
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- South Bend supports PSH efforts and provides resources for the
administration of Coordinated Entry for those experiencing housing
loss.
Impediment 3: Lack of Quality Affordable Homeowner Housing
There is a lack of resources for low- and moderate-income households to
purchase a home. Many houses that are available for purchase are in need
of substantial rehabilitation work.
Goal: Increase the supply of various types of affordable housing by new
construction and rehabilitation activities.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by the Cities of South Bend and Mishawaka, and St. Joseph
County:
3-A: Support financially, the purchase of small starter homes at
affordable prices for low- and moderate-income residents throughout
St. Joseph County.
3-B: Support and promote the development of affordable infill
housing on vacant land.
3-C: Continue to fund the Community Homebuyers Corporation’s
downpayment assistance program for low- and moderate-income
homebuyers.
3-D: Support and promote the rehabilitation of owner-occupied
homes under the South Bend/UEA Pilot Home Repair Program.
3-E: Provide financial and development incentives to private
developers and non-profits to construct and/or rehabilitate affordable
housing.
3-F: Encourage and promote the development, construction, and/or
rehabilitation of mixed-income housing in areas that are not low-
moderate income.
Accomplishments:
The St. Joseph County Housing Consortium has taken the following actions
to reach this goal:
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- The Community Homebuyers Corporation has housed 30 first-time
homebuyers since 2020 by offering a forgivable second mortgage
and downpayment assistance.
- Between 2022 and 2024, CDBG and HOME funds were allocated for
development of 17 houses. Projects that address the construction or
rehabilitation of housing for sale is a high priority in selecting projects
to fund each year.
- Between 2022 and 2024, CDBG and HOME funds were allocated for
68 Owner-Occupied Rehabs.
- South Bend has provided construction gap subsidy funds to support
the development of new mixed-income housing (rental and owner-
occupied) in its urban neighborhoods.
- The City of South Bend continues to offer the Home Repair Program,
completing repairs to homes of low-mod income households.
- South Bend supports new construction through the transfer of city
owner property to developers at no or low cost.
Impediment 4: Continuing Need for Accessible Housing Units
As an older built-up environment, there is a lack of accessible housing units
in St. Joseph County. Since 53.2% of the County’s housing units were built
over 60 years ago and do not have accessibility features, while 13.7% of
the County’s population is classified as disabled.
Goal: Increase the number of accessible units for the physically disabled
and developmentally delayed through new construction and rehabilitation
of existing housing.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by the Cities of South Bend and Mishawaka, and St. Joseph
County:
4-A: Promote programs to increase the amount of accessible
housing through rehabilitation of existing housing stock for
homeowners and renters.
4-B: Encourage the development of new construction of accessible
and visitable housing through financial or development incentives.
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4-C: Continue to enforce ADA and Fair Housing requirements for
landlords to make “reasonable accommodations” for tenants who are
disabled.
4-D: Continue to promote programs to assist elderly homeowners
with accessibility improvements to their properties so they may
remain in their own homes.
Accomplishments:
The St. Joseph County Housing Consortium has taken the following actions
to reach this goal:
The St. Joseph County Housing Consortium partners with a variety
of housing providers that perform housing rehabilitation.
- The City of South Bend supports the development of LIHTC projects
which include visit ability requirement for new units.
Impediment 5: Economic Issues Affecting Housing Choice
There is a lack of economic opportunities in the County which prevents low-
income households from increasing their income and limits the choice to
live outside areas of concentrated poverty.
Goal: The local economy will provide new job opportunities, which will
increase household income, and will promote fair housing choice.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by the Cities of South Bend and Mishawaka, and St. Joseph
County:
5-A: Strengthen partnerships that enhance local businesses, expand
the tax base, and create a more sustainable economy for residents
and businesses.
5-B: Support and enhance workforce development and skills training
that results in increased job opportunities and a living wage.
5-C: Continue to support programming that enhances
entrepreneurship and small business development, expansion, and
retention within low- and moderate-income, and minority
neighborhoods.
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5-D: Continue to promote and encourage economic development
with local commercial and industrial firms to expand their operations
and increase employment opportunities.
Accomplishments:
The St. Joseph County Housing Consortium has taken the following actions
to reach this goal:
- The St. Joseph County Housing Consortium supports the Hurry
Home startup, which is designing a program to assist low-income
persons in obtaining a mortgage for starter homes.
- The St. Joseph County Housing Consortium partners with a variety
of housing providers that are utilizing vacant infill lots to develop
affordable rental and owner-occupied housing.
- The Community Homebuyers Corporation has housed 30 first-time
homebuyers since 2020 by offering a forgivable second mortgage
and downpayment assistance.
- South Bend supports workforce development through the provision
of UpSkill South Bend and the Pathways Program.
- Talk to Erik re: RLF loans, Opportunity Fund
- County / City economic development efforts – Large employers
developing in county, near SB’s western border.
Impediment 6: Impacted Areas of Concentration
There are specific areas throughout the County where the concentration of
low-income persons and minorities exceeds 70% of the area’s population.
Goal: Promote the de-concentration of minorities outside the Northwestern
and Southeastern sections of the City of South Bend to reduce minority
concentration.
Strategies: To meet this goal, the following activities and strategies may be
undertaken by the Cities of South Bend and Mishawaka, and St. Joseph
County:
6-A: Support, promote, and plan for affordable housing
developments outside areas of minority concentration.
6-B: Market and promote housing opportunities for minorities outside
areas of minority concentration.
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6-C: Provide assistance to minority households to locate their
residences outside areas of high minority concentration.
Accomplishments:
The St. Joseph County Housing Consortium has taken the following actions
to reach this goal:
- The City of South Bend and St. Joseph County Housing Consortium
partners with a variety of housing providers that are utilizing vacant
infill lots to develop affordable rental and owner-occupied housing,
including in areas of opportunity.
- The Community Homebuyers Corporation has housed 30 first-time
homebuyers since 2020 by offering a forgivable second mortgage
and downpayment assistance. Homebuyers are able to purchase a
home located anywhere in the city of South Bend.
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IV. Impediments to Fair Housing 2025
This AI was prepared jointly by the City of South Bend, IN and the City of
Mishawaka, IN, as the St. Joseph County Housing Consortium AI. Housing barriers
affecting residents of St. Joseph County were identified through a robust citizen
participation process, which included a series of two (2) public meetings, twenty
(20) small interview sessions (with City and County Departments, Housing
Authority Staff, housing residents, and local housing groups), 3 phone interviews,
and 195 completed resident surveys.
A. Fair Housing Complaints
1. South Bend Office of Diversity & Inclusion –
Human Rights Commission
South Bend’s Office of Diversity & Inclusion is an
Office within the South Bend Mayor’s Office. It
provides access to the tools and resources that foster inclusive workplaces,
diverse workforces, communities, and the city’s procurement opportunities.
The South Bend Human Rights Commission was formed in 1956. Its
mission is:
To provide service to the citizens of South
Bend through impartial, unbiased decisions
regarding discrimination charges filed with the
South Bend Human Rights Commission
under the ordinance in areas of employment,
housing, public accommodation and
education, based on race, religion, color, sex,
national origin or ancestry, sexual orientation or gender identity, disability
and in housing familial status.
To stimulate community awareness of equal protection of the law in
protected areas through education, collaboration, and coordination with
other community agencies.
The Human Rights Commission has the duty of enforcing fair housing,
equal employment, public accommodations, and education. Its goal is to
South Bend Department of
Diversity & Inclusion –
Human Rights Commission
319 N. Niles Avenue
South Bend, Indiana 46617
574-235-9355
humanrights@southbendin.gov
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ensure equal employment opportunity for all individuals, and to provide legal
recourse in the areas of discrimination.
The Cities of South Bend and Mishawaka fund the South Bend Human
Rights Commission with CDBG funds to undertake Fair Housing activites.
The Human Rights Commission provides consultation to developers and
city staff to ensure that rental and for sale units are marketed in accordance
with the affirmative marketing rules of the U.S. Department of Housing and
Urban Development. The Human Rights Commission ensures that all
housing programs and services provided by St. Joseph County, its
municipalities, and the Human Rights Commission itself, are administered
in a way that promotes fair housing without regard to race, national origin,
religion, gender, disability, and familial status.
2. Indiana Civil Rights Commission
The Indiana Civil Rights Commission (ICRC) is tasked
to enforce state laws that prohibit discrimination under
the Indiana Civil Rights Laws & Regulations. Indiana
enacted a public accommodations law in 1885. In
1945, the Indiana General Assembly created a Fair
Employment and Labor Act to “remove discrimination
with respect to employment because of race, creed,
color, national origin, or ancestry.” The Indiana School
Desegregation Law was passed in 1949. The Indiana Civil Rights
Commission as currently constituted was created with enforcement powers
in 1963. In 1965, the Indiana Civil Rights Law was amended to prohibit
discrimination in both rental and for sale housing, which preceded the Fair
Housing Act by three years.
The ICRC has its main office in
Indianapolis. It investigates employment
and housing discrimination complaints on
behalf of the U.S. Equal Employment
Opportunity Commission (EEOC) and
the U.S. Department of Housing and
Urban Development (HUD), respectively.
The ICRC offers online reporting forms
and hotlines to report bias and hate crimes, as well as an on-line way of
Indiana Civil Rights
Commission
Indiana Government Center North
100 North Senate Avenue
Room N300
Indianapolis, Indiana 46204
1-800-457-8283 (Voice)
1-855-463-5292 (Text)
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filing a complaint regarding discrimination; the current law protects citizens
in matters of employment, education, public accommodations, housing, and
commercial property.
The ICRC publishes an annual summary of docketed cases filed during the
State’s fiscal year (July 1st – June 30th).
ICRC Filed Complaints in the State of Indiana, 2019-2023
Category 2019 2020 2021 2022 2023 Total
Employment 612 258 282 582 735 2,469
Housing 121 116 154 128 148 667
Public Accommodations 72 47 58 53 65 295
Education 17 0 13 28 32 89
Credit 0 13 0 0 3 16
Total 822 444 507 791 980 3,544
Source: Indiana Civil Rights Commission Annual Reports, 2019-2023
ICRC Complaints by Protected Class, 2019-2023
Category 2019 2020 2021 2022 2023 Total
Disability 209 144 143 257 307 1,060
Race 278 142 159 246 319 1,144
Sex 84 52 54 134 136 460
Age 54 31 23 41 76 225
Retaliation 58 30 34 17 52 191
National Origin / Ancestry 27 22 30 43 58 180
Religion 10 8 36 38 26 118
Familial Status 5 12 26 8 3 54
Color 5 2 2 7 3 19
Veteran / Military Status 0 0 0 0 0 0
Total 822 444 507 791 980 3,544
Source: Indiana Civil Rights Commission Annual Reports, 2019-2023
The ICRC operates a phone number for fair housing complaints (1-800-628-
2909) to act as an alternative for online intake for those immediately
experiencing housing discrimination. The toll-free hotline has helped ensure
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faster processing of housing complaints and faster relief to discrimination
victims. The ICRC includes general information on the Fair Housing Act, as
well as the complaint process, on its website.
The State of Indiana's five cultural commissions serve under the umbrella
of the Indiana Civil Rights Commission to provide education, resources and
initiatives for Indiana's minority, underrepresented and ethnically diverse
communities. These commissions include the Indiana Commission on the
Social Status of Black Males, the Indiana Commission for Women, the
Indiana Commission on Hispanic and Latino Affairs, the Indiana Native
American and Indian Affairs Commission and the Dr. Martin Luther King, Jr.
Indiana Holiday Commission.
3. Fair Housing & Equal Opportunity (FHEO-HUD)
The U.S. Department of Housing and Urban
Development’s (HUD’s) Office of Fair Housing & Equal
Opportunity (FHEO) receives complaints regarding
alleged violations of the Federal Fair Housing Act. From
January 1, 2014 to September 3, 2024, 255 fair housing
complaints originated within St. Joseph County. Attached is a listing for all
the FHEO Complaints received and the status or resolution of the complaint.
The fair housing complaints in St. Joseph County that were filed with HUD
are disaggregated in the following table to illustrate the most common basis
of complaints. In St. Joseph County, disability (48.2%) was the most
common basis for a complaint filed between January 1, 2014 and
September 3, 2024, with race (44.3%) and sex (19.6%) as the second and
third most common causes for complaint, respectively. It is important to note
that 114 complaints identified multiple bases in St. Joseph County. The
following table compares the frequency of each basis of complaint for the
City of South Bend, the City of Mishawaka, and all other areas of St. Joseph
County. Complaints based on disability were the most common, comprising
48.3% of complaints in the City of South Bend, 60.6% of complaints in the
City of Mishawaka, and 40.9% of complaints in St. Joseph County,
respectively. Unsurprisingly, fair housing complaints were most common in
the City of South Bend, which is the largest municipality in the County. 201
complaints were filed in South Bend, 33 were filed in Mishawaka, and 21
were filed in other jurisdictions within St. Joseph County.
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The following table summarizes all of the complaints filed with the HUD
Office of Fair Housing & Equal Opportunity between January 1, 2014 and
September 3, 2024 in St. Joseph County.
Basis for Housing Complaints Between
01/01/2014 and 09/03/2024 for St. Joseph County, IN
Basis
St. Joseph County (not
South Bend or Mishawaka) City of South Bend City of Mishawaka
Count* % of County
Complaints Count* % of County
Complaints Count* % of County
Complaints
Race 8 38.1% 96 47.8% 12 36.4%
Disability 9 42.9% 97 48.3% 20 60.6%
Familial Status 4 19.0% 23 11.4% 4 12.1%
National Origin 2 9.5% 10 5.0% 0 0.0%
Retaliation 0 0.0% 21 10.4% 5 15.2%
Sex 3 14.3% 43 21.3% 6 18.2%
Color 2 9.5% 2 1.0% 0 0.0%
Religion 0 0.0% 3 1.5% 0 0.0%
Source: U.S. Department of HUD-FHEO, Chicago Regional Office
*Note: Complaints may include multiple bases, so the counts may not equal the total
number of complaints.
Based on the previous table, disability was the most common basis for a
fair housing complaint, narrowly exceeding race as a basis for complaint.
This aligns with the national trend where disability has overtaken race as
the most common basis for a complaint. Disability discrimination complaints
make up 48.2% of all complaints filed in the entirety of St. Joseph County,
with Race (44.3%) as the second-most stated basis. Sex (19.6%), Familial
Status (11.8%) and Retaliation (10.2%) were the third-, fourth-, and fifth-
most common basis for all complaints in the County.
There were 255 complaints filed in St. Joseph County from January 1, 2014
through September 3, 2024. However, there are 361 complaint bases due
to come complaints having multiple bases. Of the 255 total complaints, 144
complaints were closed because of “no cause”, eight (8) were closed due
to lack of complainant cooperation, and four (4) were withdrawn by the
complainant before the complaint was resolved. In other words, almost two-
thirds (61.2%) of all complaints either lacked evidence or were closed
without action. 62 complaints (24.3%) were resolved with HUD’s help but
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without a formal charge, and only 26 complaints (10.2%) were charged or
FHAP caused. The following table illustrates how complaints were closed.
Complaint Closure in St. Joseph County, IN
Basis No
Cause
Charged
or FHAP
Caused
Conciliation /
Settlement
Complainant
failed to
cooperate
Complaint
Withdrawn
without
Resolution
Complaint
Withdrawn
after
Resolution
Open
Race 68 11 20 3 2 4 5
Familial Status 19 5 4 0 0 0 1
Disability 62 12 32 5 3 6 3
National Origin 9 2 0 0 0 0 1
Retaliation 15 3 5 0 0 1 1
Color 1 0 1 1 0 0 1
Sex 31 1 8 3 1 2 3
Religion 1 0 2 0 0 0 0
Total* 144 26 53 8 4 9 10
Source: U.S. Department of HUD-FHEO, Chicago Regional Office
*Note: Complaints may include multiple bases, so the counts may not equal the total
number of complaints.
The following table illustrates the dates complaints were filed in St. Joseph
County. The largest yearly number of complaints filed with HUD was in
2019, followed by 2014 and 2016.
HUD Date Filed of Complaints – St. Joseph County, IN
Count % of County Complaints
2014 28 10.98%
2015 25 9.80%
2016 28 10.98%
2017 15 5.88%
2018 26 10.20%
2019 31 12.16%
2020 24 9.41%
2021 26 10.20%
2022 16 6.27%
2023 24 9.41%
2024 12 4.71%
TOTAL 255 100%
Source: U.S. Department of HUD-FHEO, Chicago Regional Office
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The following table entitled “HUD-FHEO Complaints” summarizes all of the complaints filed with the HUD
Office of Fair Housing & Equal Opportunity between January 1, 2014 and September 3, 2024 in St. Joseph
County. If not from South Bend or Mishawaka, the Violation City is noted as “County”. Any complaints without
a closure reason remain open.
HUD-FHEO Complaints for St. Joseph County, IN
Violation
City
Filing
Date Bases Issues Closure Reason
South Bend 04/28/14 Familial
Status
Discriminatory refusal to rent; Discriminatory advertising, statements and notices; Discriminatory terms,
conditions, privileges, or services and facilities
Charged or FHAP
Caused
South Bend 01/31/14 Religion Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
South Bend 02/10/14
Religion,
Disability,
Retaliation
Discrimination in terms/conditions/privileges relating to rental; Discriminatory acts under Section 818
(coercion, Etc.)
Conciliation/
Settlement
South Bend 02/10/14 Race Discrimination in terms/conditions/privileges relating to rental No Cause
Mishawaka 03/26/14 Disability Failure to make reasonable accommodation No Cause
South Bend 04/03/14 Disability Discriminatory refusal to rent and negotiate for rental; Discrimination in terms/conditions/privileges relating
to rental No Cause
South Bend 04/16/14
Race,
Familial
Status
Discriminatory refusal to negotiate for rental; Discrimination in terms/conditions/privileges relating to rental No Cause
County 04/15/14 Race Discriminatory refusal to sell and negotiate for sale No Cause
Mishawaka 04/28/14 Disability Discriminatory terms, conditions, privileges, or services and facilities; Otherwise deny or make housing
unavailable; Failure to make reasonable accommodation
Withdrawn after
Resolution
South Bend 05/01/14 Disability Discriminatory terms, conditions, privileges, or services and facilities Charged or FHAP
Caused
South Bend 05/13/14 Religion Discriminatory refusal to rent and negotiate for rental; Discrimination in terms/conditions/privileges relating
to rental No Cause
South Bend 07/09/14 Race, Sex Discriminatory refusal to rent and negotiate for rental Complainant failed to cooperate
South Bend 06/11/14 Race,
Retaliation
Discrimination in terms/conditions/privileges relating to sale; Discriminatory acts under Section 818
(coercion, Etc.) No Cause
South Bend 06/10/14 Disability Failure to make reasonable accommodation Conciliation/
Settlement
South Bend 06/10/14 Sex,
Retaliation Discrimination in terms/conditions/privileges relating to rental No Cause
Mishawaka 09/11/14 Sex
Discriminatory refusal to rent; Discriminatory terms, conditions, privileges, or services and facilities;
Discrimination in terms/conditions/privileges relating to rental; Discriminatory acts under Section 818
(coercion, Etc.)
No Cause
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Mishawaka 07/14/14 Race,
Disability Otherwise deny or make housing unavailable No Cause
South Bend 07/18/14
National
Origin,
Disability, Familial
Status
Discriminatory refusal to rent and negotiate for rental; False denial or representation of availability - rental;
Discrimination in terms/conditions/privileges relating to rental; Steering No Cause
South Bend 08/04/14 Sex, Familial
Status Discrimination in terms/conditions/privileges relating to rental No Cause
Mishawaka 08/04/14 Race Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 08/25/14 Disability Discriminatory refusal to negotiate for rental; Discrimination in terms/conditions/privileges relating to rental;
Discriminatory acts under Section 818 (coercion, Etc.); Failure to make reasonable accommodation
Conciliation/
Settlement
County 11/13/14
Disability,
Familial
Status
Discriminatory terms, conditions, privileges, or services and facilities No Cause
South Bend 10/14/14 Sex Discrimination in the terms/conditions for making loans No Cause
South Bend 10/14/14 Sex Discrimination in the terms/conditions for making loans No Cause
South Bend 10/23/14 Race Discriminatory advertising, statements and notices; Discrimination in terms/conditions/privileges relating to
rental No Cause
South Bend 10/31/14 Race Discriminatory terms, conditions, privileges, or services and facilities; Otherwise deny or make housing
unavailable
Conciliation/
Settlement
South Bend 11/18/14 Race Discriminatory refusal to negotiate for rental; Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 11/18/14 Race, Sex Discrimination in terms/conditions/privileges relating to sale Complainant failed to
cooperate
2014 TOTAL 28
South Bend 01/06/15 Race Discrimination in terms/conditions/privileges relating to rental; Discriminatory acts under Section 818
(coercion, Etc.) No Cause
South Bend 03/11/15 Disability Discriminatory refusal to rent; Discriminatory advertising, statements and notices; Discriminatory terms,
conditions, privileges, or services and facilities; Discriminatory acts under Section 818 (coercion, Etc.) No Cause
South Bend 01/15/15 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Conciliation/ Settlement
South Bend 02/09/15
National
Origin,
Familial
Status,
Retaliation
Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable Charged or FHAP
Caused
South Bend 04/22/15 Race Discriminatory advertising, statements and notices; Discrimination in terms/conditions/privileges relating to
rental No Cause
South Bend 04/22/15 Race Discriminatory advertising, statements and notices; Discrimination in terms/conditions/privileges relating to
rental No Cause
South Bend 05/26/15
National
Origin,
Disability
Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
South Bend 05/29/15
Race,
Familial
Status
Discriminatory terms, conditions, privileges, or services and facilities; Discriminatory acts under Section 818
(coercion, Etc.) No Cause
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South Bend 06/01/15 Familial
Status Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
South Bend 05/29/15 Disability Steering Conciliation/
Settlement
South Bend 06/22/15 Disability Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 06/12/15 Sex Discrimination in terms and conditions of membership; Discriminatory terms, conditions, privileges, or
services and facilities No Cause
County 07/13/15 Disability Failure to make reasonable accommodation Charged or FHAP
Caused
South Bend 07/07/15 Race, Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
South Bend 07/31/15 Race, Sex Discriminatory financing (includes real estate transactions); Discrimination in the terms/conditions for
making loans
Conciliation/
Settlement
South Bend 08/03/15 Race Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
South Bend 08/13/15 Race Discriminatory acts under Section 818 (coercion, Etc.); Discriminatory acts under Section 901 (criminal) Charged or FHAP
Caused
South Bend 08/13/15 Race Discriminatory acts under Section 818 (coercion, Etc.); Discriminatory acts under Section 901 (criminal) Charged or FHAP
Caused
South Bend 08/19/15 Race Discriminatory acts under Section 818 (coercion, Etc.) Charged or FHAP
Caused
Mishawaka 10/19/15 Disability Failure to make reasonable accommodation Charged or FHAP
Caused
South Bend 09/15/15 Race Discriminatory acts under Section 818 (coercion, Etc.) No Cause
South Bend 10/12/15 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
County 10/23/15 Disability Failure to make reasonable accommodation No Cause
South Bend 10/29/15 Disability,
Retaliation Discriminatory terms, conditions, privileges, or services and facilities No Cause
South Bend 12/22/15 Familial
Status
Discriminatory refusal to rent and negotiate for rental; False denial or representation of availability - rental;
Discrimination in terms/conditions/privileges relating to rental No Cause
2015 TOTAL 25
South Bend 05/09/16 Race Discrimination in the terms/conditions for making loans No Cause
South Bend 01/07/16 Disability Failure to make reasonable accommodation Conciliation/
Settlement
South Bend 01/07/16 Disability Failure to make reasonable accommodation Conciliation/
Settlement
South Bend 01/11/16
National
Origin,
Disability
Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
South Bend 02/01/16 Race,
Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
South Bend 02/18/16
Race,
Disability,
Retaliation
Discriminatory advertising, statements and notices; Discrimination in terms/conditions/privileges relating to
rental No Cause
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South Bend 07/21/16 Disability
Discriminatory advertising, statements and notices; Discriminatory terms, conditions, privileges, or services
and facilities; Otherwise deny or make housing unavailable; Discriminatory acts under Section 818
(coercion, Etc.)
No Cause
Mishawaka 03/15/16 Disability Failure to make reasonable accommodation Conciliation/
Settlement
South Bend 03/24/16 Race Discriminatory refusal to sell; Discrimination in terms/conditions/privileges relating to sale; Steering;
Otherwise deny or make housing unavailable No Cause
South Bend 03/31/16 Race Discrimination in terms/conditions/privileges relating to rental; Discriminatory acts under Section 818
(coercion, Etc.) No Cause
South Bend 04/20/16 Race Discriminatory refusal to negotiate for rental; False denial or representation of availability; Discrimination in
terms/conditions/privileges relating to rental
Conciliation/
Settlement
South Bend 04/27/16 National
Origin Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 05/16/16 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Conciliation/
Settlement
South Bend 05/17/16 Disability Discrimination in terms/conditions/privileges relating to rental; Discriminatory acts under Section 818
(coercion, Etc.)
Conciliation/
Settlement
South Bend 05/25/16 Race Otherwise deny or make housing unavailable No Cause
South Bend 05/26/16 Retaliation Otherwise deny or make housing unavailable; Discriminatory acts under Section 818 (coercion, Etc.) No Cause
South Bend 06/16/16 Race Discrimination in the selling of residential real property; Steering No Cause
Mishawaka 06/21/16 Sex Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 07/21/16 Race Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 07/21/16 Race,
Disability
Discriminatory refusal to negotiate for rental; False denial or representation of availability - rental;
Discrimination in terms/conditions/privileges relating to rental
Conciliation/
Settlement
South Bend 07/22/16
Race,
Familial
Status
Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 08/09/16 Disability Failure to comply with advertising guidelines; Discrimination in terms/conditions/privileges relating to rental;
Restriction of choices relative to a rental
Charged or FHAP
Caused
County 12/02/16 Disability Discriminatory refusal to rent; Discriminatory terms, conditions, privileges, or services and facilities Complainant failed to
cooperate
South Bend 09/06/16
Race,
Familial
Status
False denial or representation of availability - rental; Discrimination in terms/conditions/privileges relating to rental; Steering Charged or FHAP Caused
South Bend 09/21/16 Race,
Disability Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
South Bend 09/16/16 Race Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 09/19/16 Familial
Status Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 10/13/16 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Conciliation/
Settlement
2016 TOTAL 28
South Bend 02/21/17
Race,
Familial
Status
False denial or representation of availability - rental; Discrimination in terms/conditions/privileges relating to
rental; Steering
Charged or FHAP
Caused
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South Bend 04/05/17 Race Discrimination in terms/conditions/privileges relating to rental; Other discriminatory acts Conciliation/
Settlement
South Bend 04/24/17 Race Discrimination in terms/conditions/privileges relating to rental Charged or FHAP
Caused
South Bend 04/26/17 Sex Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 04/27/17 Race,
Disability Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
Mishawaka 05/03/17 Race, Sex Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 09/28/17 Disability Discriminatory terms, conditions, privileges, or services and facilities; Otherwise deny or make housing
unavailable; Failure to make reasonable accommodation No Cause
South Bend 07/24/17 Race Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
South Bend 08/18/17 Race Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 09/18/17
Race,
Familial
Status
Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 09/22/17 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to provide reinforced walls for grab
bars; Failure to provide usable kitchens and bathrooms No Cause
Mishawaka 11/22/17 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Charged or FHAP
Caused
County 11/27/17 Sex,
Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
South Bend 11/29/17 Disability Discriminatory acts under Section 818 (coercion, Etc.); Discriminatory acts under Section 901 (criminal) No Cause
South Bend 12/05/17 Sex,
Retaliation
Discrimination in terms/conditions/privileges relating to rental; Discriminatory acts under Section 818
(coercion, Etc.) No Cause
2017 TOTAL 15
Mishawaka 01/04/18 Disability,
Retaliation
Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable;
Failure to make reasonable accommodation No Cause
South Bend 01/25/18 National
Origin
Discriminatory refusal to sell and negotiate for sale; Discrimination in terms/conditions/privileges relating to
sale No Cause
Mishawaka 01/25/18
Race,
Familial
Status
Otherwise deny or make housing unavailable No Cause
County 03/30/18 Familial
Status
Discriminatory refusal to rent; Discriminatory advertising, statements and notices; Discriminatory terms,
conditions, privileges, or services and facilities
Conciliation/
Settlement
South Bend 02/09/18 Disability Failure to make reasonable accommodation Charged or FHAP
Caused
County 04/04/18 Familial
Status
Discriminatory refusal to rent and negotiate for rental; Discriminatory advertising, statements and notices;
Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable No Cause
South Bend 04/27/18 Disability Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable No Cause
South Bend 04/30/18 Race, Sex Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 06/19/18 Disability Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable No Cause
South Bend 07/16/18 Disability Discriminatory terms, conditions, privileges, or services and facilities; Failure to make reasonable
accommodation
Withdrawn after
Resolution
Mishawaka 06/05/18 Disability,
Retaliation
Discrimination in terms/conditions/privileges relating to rental; Discriminatory acts under Section 818
(coercion, Etc.); Failure to make reasonable accommodation No Cause
Impediments to Fair Housing 2025
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South Bend 07/11/18 Race Discriminatory terms, conditions, privileges, or services and facilities No Cause
South Bend 06/12/18 Race Discriminatory advertising, statements and notices; Discriminatory advertisement - rental Charged or FHAP
Caused
South Bend 06/22/18 Race Discriminatory advertising, statements and notices Charged or FHAP
Caused
Mishawaka 07/09/18 Retaliation Otherwise deny or make housing unavailable; Other discriminatory acts Conciliation/
Settlement
Mishawaka 07/23/18 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
South Bend 08/01/18 Race,
Disability Discrimination in the terms/conditions for making loans No Cause
South Bend 08/01/18 Race,
Disability Discriminatory refusal to rent Complainant failed to
cooperate
South Bend 08/24/18 Race Discrimination in terms/conditions/privileges relating to rental No Cause
Mishawaka 09/13/18 Race,
Disability Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 09/13/18 Race, Sex Discrimination in terms/conditions/privileges relating to sale; Discrimination in services and facilities relating
to sale
Conciliation/
Settlement
South Bend 09/14/18 Disability Discrimination in terms/conditions/privileges relating to rental
Complaint withdrawn
by complainant
without resolution
South Bend 11/14/18 Race,
Disability
Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental; Failure to make
reasonable accommodation
Complaint withdrawn
by complainant
without resolution
South Bend 12/20/18 Race, Sex Discriminatory terms, conditions, privileges, or services and facilities; Discrimination in services and facilities
relating to rental
Complaint withdrawn
by complainant
without resolution
South Bend 11/06/18 Retaliation Discriminatory terms, conditions, privileges, or services and facilities; Discriminatory acts under Section 818
(coercion, Etc.) No Cause
South Bend 11/08/18 National
Origin, Sex Discriminatory terms, conditions, privileges, or services and facilities No Cause
2018 TOTAL 26
Mishawaka 03/06/19 Disability Discriminatory terms, conditions, privileges, or services and facilities Conciliation/
Settlement
South Bend 02/06/19 Race,
Disability Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable Conciliation/
Settlement
Mishawaka 02/12/19 Disability Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 02/22/19 Disability
Discrimination in terms/conditions/privileges relating to rental; Non-compliance with design and construction
requirements (handicap); Failure to provide an accessible building entrance; Failure to permit reasonable
modification; Failure to make reasonable accommodation
No Cause
County 04/22/19 Race Discriminatory refusal to rent; Discriminatory terms, conditions, privileges, or services and facilities No Cause
County 03/27/19
Race, Sex,
Familial
Status
Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 04/01/19 National
Origin Blockbusting; Other discriminatory acts No Cause
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South Bend 04/10/19
Race, Sex,
Familial
Status
Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable No Cause
South Bend 04/18/19 Disability Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
South Bend 05/13/19 Sex Discriminatory terms, conditions, privileges, or services and facilities No Cause
Mishawaka 05/14/19 Disability Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 06/17/19 Race,
Disability
Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable;
Failure to make reasonable accommodation No Cause
South Bend 06/20/19 Race, Familial
Status
False denial or representation of availability - rental; Discrimination in terms/conditions/privileges relating to
rental; Steering No Cause
South Bend 06/24/19 Disability Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
South Bend 06/25/19 Race,
Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
South Bend 06/26/19 Disability Discrimination in terms/conditions/privileges relating to rental; Discriminatory acts under Section 818 (coercion, Etc.); Failure to make reasonable accommodation Conciliation/ Settlement
South Bend 07/09/19 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Conciliation/
Settlement
South Bend 07/17/19 Disability Discriminatory refusal to rent No Cause
South Bend 07/18/19
Race,
Familial
Status
Discriminatory refusal to negotiate for rental Conciliation/
Settlement
Mishawaka 09/17/19 Sex,
Retaliation Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 08/07/19 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Charged or FHAP
Caused
South Bend 08/09/19 Race Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable No Cause
South Bend 09/05/19 Disability Discriminatory refusal to rent and negotiate for rental; Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Withdrawn after Resolution
South Bend 09/09/19 Race, Sex,
Disability Discriminatory terms, conditions, privileges, or services and facilities No Cause
South Bend 09/17/19 Race,
Disability Discriminatory terms, conditions, privileges, or services and facilities No Cause
Mishawaka 09/23/19 Race,
Disability
Discriminatory terms, conditions, privileges, or services and facilities; Failure to make reasonable
accommodation No Cause
County 10/30/19 Race Discriminatory acts under Section 818 (coercion, Etc.) No Cause
County 10/30/19 Race Discriminatory acts under Section 818 (coercion, Etc.) No Cause
Mishawaka 10/31/19 Familial
Status Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 12/12/19 Disability Failure to make reasonable accommodation Withdrawn after Resolution
South Bend 12/17/19 Race Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental No Cause
2019 TOTAL 31
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South Bend 01/08/20 Race Discrimination in terms/conditions/privileges relating to rental; Discrimination in services and facilities
relating to rental No Cause
South Bend 01/13/20 Disability Discriminatory refusal to rent and negotiate for rental; Discrimination in terms/conditions/privileges relating
to rental
Conciliation/
Settlement
South Bend 04/15/20 Disability Discriminatory acts under Section 818 (coercion, Etc.); Failure to permit reasonable modification; Failure to
make reasonable accommodation No Cause
Mishawaka 04/06/20 Disability Discriminatory refusal to rent; Discriminatory advertising, statements and notices; Discrimination in
terms/conditions/privileges relating to rental
Complainant failed to
cooperate
Mishawaka 02/10/20
Race,
Familial
Status
Discriminatory terms, conditions, privileges, or services and facilities No Cause
South Bend 04/29/20 Disability Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 04/28/20 Race, Sex Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 05/07/20 Sex Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
County 06/01/20 Color Discrimination in terms/conditions/privileges relating to rental; Discriminatory acts under Section 818
(coercion, Etc.)
Complainant failed to
cooperate
South Bend 10/06/20 Race,
Disability
Discriminatory terms, conditions, privileges, or services and facilities; Discriminatory acts under Section 818
(coercion, Etc.); Failure to make reasonable accommodation
Withdrawn after
Resolution
South Bend 07/01/20 Disability,
Retaliation Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 07/07/20 Retaliation Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 08/18/20 Race, Sex Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 08/21/20 Disability Failure to make reasonable accommodation No Cause
South Bend 08/21/20 Sex Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 09/02/20 Sex Discriminatory terms, conditions, privileges, or services and facilities; Discrimination in
terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable No Cause
South Bend 09/03/20 Sex,
Disability
Failure to provide reinforced walls for grab bars; Failure to permit reasonable modification; Failure to make
reasonable accommodation
Complainant failed to
cooperate
South Bend 09/24/20 Sex Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable; Other discriminatory acts No Cause
County 11/24/20 Race Discriminatory terms, conditions, privileges, or services and facilities; Otherwise deny or make housing
unavailable No Cause
Mishawaka 11/18/20 Race, Sex Discriminatory refusal to rent; Discriminatory terms, conditions, privileges, or services and facilities Conciliation/
Settlement
South Bend 11/23/20 Race Discriminatory refusal to rent; Discriminatory terms, conditions, privileges, or services and facilities;
Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 11/25/20 Race,
Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
South Bend 11/30/20 Disability,
Retaliation
Discriminatory terms, conditions, privileges, or services and facilities; Discrimination in
terms/conditions/privileges relating to rental; Discriminatory acts under Section 818 (coercion, Etc.); Failure
to make reasonable accommodation
Conciliation/
Settlement
South Bend 12/29/20 Disability Discrimination in terms/conditions/privileges relating to rental No Cause
2020 TOTAL 24
Mishawaka 03/13/21 Race Discriminatory terms, conditions, privileges, or services and facilities; Otherwise deny or make housing
unavailable
Charged or FHAP
Caused
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South Bend 03/01/21 Race Discriminatory refusal to rent; Discriminatory refusal to rent and negotiate for rental Withdrawn after
Resolution
South Bend 03/01/21 Race, Sex Discriminatory refusal to rent; Discriminatory refusal to rent and negotiate for rental Conciliation/
Settlement
South Bend 03/03/21 Disability Discrimination in terms/conditions/privileges relating to sale; Discrimination in services and facilities relating
to sale No Cause
South Bend 03/02/21 Disability Discriminatory terms, conditions, privileges, or services and facilities; Discrimination in
terms/conditions/privileges relating to rental; Failure to make reasonable accommodation
Conciliation/
Settlement
South Bend 05/21/21 Race Discriminatory refusal to rent and negotiate for rental; Discrimination in terms/conditions/privileges relating
to rental; Otherwise deny or make housing unavailable No Cause
South Bend 07/29/21 Sex, Familial
Status
Discriminatory financing (includes real estate transactions); Discrimination in the selling of residential real
property; Discrimination in the brokering of residential real property No Cause
South Bend 04/27/21 Race Discrimination in terms/conditions/privileges relating to rental; Other discriminatory acts Conciliation/
Settlement
South Bend 07/26/21 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Withdrawn after
Resolution
Mishawaka 07/08/21 Familial Status Discriminatory refusal to rent; Otherwise deny or make housing unavailable Charged or FHAP Caused
South Bend 07/28/21 Race Discriminatory refusal to rent; Discriminatory refusal to negotiate for rental; Discrimination in
terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable
Conciliation/
Settlement
Mishawaka 07/29/21 Sex,
Disability Failure to make reasonable accommodation No Cause
South Bend 08/11/21 Sex Discrimination in terms/conditions/privileges relating to rental; Other discriminatory acts; Refusing to provide
municipal services or property; Discriminatory acts under Section 818 (coercion, Etc.) No Cause
South Bend 09/08/21 Disability Otherwise deny or make housing unavailable; Failure to make reasonable accommodation No Cause
South Bend 08/13/21 Race,
Disability
Discrimination in the making of loans; Discrimination in the terms/conditions for making loans; Steering;
Failure to make reasonable accommodation
Charged or FHAP
Caused
County 09/03/21 Race,
Disability Discriminatory refusal to rent and negotiate for rental; Failure to provide usable kitchens and bathrooms No Cause
South Bend 09/09/21 Race, Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
South Bend 09/22/21 Sex, Familial
Status Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
County 12/10/21 Race Discrimination in the appraising of residential real property
South Bend 11/09/21 Sex
Discriminatory terms, conditions, privileges, or services and facilities; Discrimination in
terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable; Other
discriminatory acts
No Cause
South Bend 11/10/21 Race, Sex Discrimination in terms/conditions/privileges relating to rental Withdrawn after
Resolution
South Bend 12/21/21 Disability Failure to make reasonable accommodation Complainant failed to
cooperate
South Bend 12/23/21 Race,
Disability Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
South Bend 12/23/21 Race,
Disability
Discrimination in terms/conditions/privileges relating to rental; Discrimination in services and facilities
relating to rental No Cause
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South Bend 12/27/21 Race, Sex,
Retaliation Discrimination in services and facilities relating to rental Withdrawn after
Resolution
South Bend 12/29/21 Race Discrimination in terms/conditions/privileges relating to rental No Cause
2021 TOTAL 26
South Bend 03/08/22 Disability Discrimination in services and facilities relating to rental; Failure to make reasonable accommodation No Cause
South Bend 01/03/22 Race Discrimination in terms/conditions/privileges relating to rental; Discrimination in services and facilities
relating to rental No Cause
South Bend 01/14/22 Race,
Retaliation Discrimination in terms/conditions/privileges relating to rental; Other discriminatory acts No Cause
Mishawaka 02/11/22 Retaliation Discriminatory refusal to rent; Discriminatory acts under Section 818 (coercion, Etc.) Charged or FHAP
Caused
South Bend 03/30/22
Race,
National
Origin
Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable; Discriminatory acts under Section 818 (coercion, Etc.) No Cause
South Bend 04/27/22 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
County 07/28/22 National
Origin Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 07/01/22 Race, Sex Discriminatory refusal to negotiate for rental; Discrimination in terms/conditions/privileges relating to rental No Cause
County 07/29/22 Disability Discriminatory refusal to rent No Cause
South Bend 07/07/22 Disability Failure to make reasonable accommodation No Cause
South Bend 07/15/22 Race,
Disability Discrimination in terms/conditions/privileges relating to rental No Cause
South Bend 07/20/22 Disability Failure to provide an accessible building entrance; Failure to make reasonable accommodation No Cause
South Bend 07/26/22 Race Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
South Bend 07/27/22 Disability,
Retaliation
Discrimination in terms/conditions/privileges relating to rental; Other discriminatory acts; Discriminatory acts
under Section 818 (coercion, Etc.); Discriminatory acts under Section 901 (criminal) No Cause
South Bend 11/21/22 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Charged or FHAP
Caused
South Bend 10/21/22 Sex Discriminatory terms, conditions, privileges, or services and facilities; Otherwise deny or make housing
unavailable No Cause
2022 TOTAL 16
South Bend 04/20/23
Sex,
Disability,
Retaliation
Discrimination in terms and conditions of membership; Discriminatory terms, conditions, privileges, or
services and facilities; Failure to make reasonable accommodation
Mishawaka 01/13/23 Disability Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
County 01/27/23 Disability Discriminatory terms, conditions, privileges, or services and facilities; Failure to make reasonable
accommodation
Conciliation/
Settlement
South Bend 02/01/23 Sex, Familial Status,
Retaliation
Discrimination in terms/conditions/privileges relating to rental Dismissed for lack of
jurisdiction
Mishawaka 02/06/23 Race,
Disability
Discriminatory refusal to rent; Discriminatory refusal to negotiate for rental; Discriminatory refusal to rent and
negotiate for rental No Cause
South Bend 02/09/23 Sex, Familial
Status Discriminatory refusal to rent and negotiate for rental; Steering No Cause
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County 03/27/23 Disability Discriminatory refusal to rent; False denial or representation of availability - rental; Discrimination in
terms/conditions/privileges relating to rental; Failure to make reasonable accommodation
South Bend 04/21/23 Sex Discrimination in terms/conditions/privileges relating to rental Conciliation/
Settlement
South Bend 05/05/23
National
Origin,
Disability
Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Charged or FHAP
Caused
South Bend 06/05/23
Sex,
Disability,
Retaliation
Discriminatory terms, conditions, privileges, or services and facilities; Discrimination in services and facilities
relating to rental; Otherwise deny or make housing unavailable; Failure to make reasonable accommodation
Charged or FHAP
Caused
South Bend 09/12/23 Race Discriminatory terms, conditions, privileges, or services and facilities; Other discriminatory acts No Cause
South Bend 07/14/23 Disability Failure to make reasonable accommodation No Cause
South Bend 07/14/23 Race, Sex,
Disability Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable Conciliation/
Settlement
South Bend 07/26/23 Race, Color,
Disability
Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental; Discrimination
in services and facilities relating to rental No Cause
South Bend 07/26/23 Familial Status Discrimination in terms/conditions/privileges relating to rental; Discrimination in services and facilities relating to rental No Cause
South Bend 08/21/23 Disability Discrimination in terms/conditions/privileges relating to rental; Discrimination in services and facilities
relating to rental; Failure to make reasonable accommodation
Conciliation/
Settlement
South Bend 08/23/23 Race Discriminatory advertising, statements and notices No Cause
South Bend 09/08/23 Disability Discriminatory terms, conditions, privileges, or services and facilities; Failure to make reasonable
accommodation
South Bend 09/15/23 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation No Cause
South Bend 09/15/23 Disability, Retaliation Discrimination in terms/conditions/privileges relating to rental Conciliation/ Settlement
South Bend 09/15/23 Sex Discrimination in terms/conditions/privileges relating to rental
South Bend 11/17/23 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Charged or FHAP
Caused
South Bend 11/17/23 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Conciliation/
Settlement
South Bend 12/19/23 Disability,
Retaliation
Discrimination in terms/conditions/privileges relating to rental; Discrimination in services and facilities
relating to rental; Failure to make reasonable accommodation
Conciliation/
Settlement
2023 TOTAL 24
South Bend 07/30/24 Race Discriminatory terms, conditions, privileges, or services and facilities
South Bend 08/28/24 Familial
Status Discrimination in terms/conditions/privileges relating to rental; Otherwise deny or make housing unavailable
South Bend 09/17/24 Race Discriminatory terms, conditions, privileges, or services and facilities; Discrimination in
terms/conditions/privileges relating to rental
South Bend 02/19/24 Race,
Disability
Discriminatory advertising, statements and notices; Discrimination in terms/conditions/privileges relating to
rental; Failure to make reasonable accommodation No Cause
South Bend 04/16/24
Sex,
Disability,
Retaliation
Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental No Cause
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County 05/06/24
Race, Color,
National
Origin, Sex
Discriminatory refusal to rent; Discrimination in terms/conditions/privileges relating to rental
Mishawaka 05/03/24 Race Discrimination in terms/conditions/privileges relating to rental Charged or FHAP
Caused
County 07/11/24 Disability Failure to make reasonable accommodation
Complaint withdrawn
by complainant
without resolution
South Bend 07/11/24 Race, Color Discriminatory terms, conditions, privileges, or services and facilities Conciliation/
Settlement
South Bend 07/12/24 Disability Discrimination in terms/conditions/privileges relating to rental; Failure to make reasonable accommodation Conciliation/
Settlement
Mishawaka 08/13/24 Disability Failure to make reasonable accommodation No Cause
South Bend 09/11/24 Race Discrimination in the selling of residential real property; Discrimination in the brokering of residential real
property; Discriminatory brokerage service
2024 YEAR TO DATE 12
TOTAL 255
Source: U.S. Department of HUD-FHEO, Chicago Regional Office
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National Trends
The U.S. Department of Housing and Urban Development (HUD) funds the
Office of Fair Housing and Equal Opportunity (FHEO), whose mission is to
eliminate discrimination, promote economic opportunity, and achieve
diversity. FHEO leads the nation in the enforcement, administration,
development, and public understanding of Federal fair housing policies and
laws. FHEO enforces laws that protect people from discrimination on the
basis of race, color, religion, sex, national origin, disability, and familial
status. FHEO releases annual reports to Congress, which provide
information regarding complaints received during the particular year. The
following table highlights the frequency of such housing complaints for the
years of 2019 through 2023 organized by basis of complaint, using HUD-
supplied data compiled by the National Fair Housing Association (NFHA).
HUD, FHAP, NFHA Member and DOJ Housing Complaints Nationwide
Basis FY 2019 FY 2020 FY 2021 FY 2022 FY 2023
# % # % # % # % # %
Race 4,757 16.5% 4,821 16.8% 5,922 19.0% 5,819 17.6% 5,820 17.0%
Disability 17,010 58.9% 15,664 54.6% 16,758 53.7% 17,580 53.3% 17,968 52.6%
Familial
Status 2,228 7.7% 2,276 7.9% 2,261 7.2% 2,147 6.5% 2,139 6.3%
Sex 1,948 6.7% 2,094 7.3% 2,309 7.4% 2,490 7.5% 2,588 7.6%
National
Origin 1,730 6.0% 1,636 5.7% 1,774 5.7% 1,635 5.0% 1,693 5.0%
Color 646 2.2% 811 2.8% 734 2.4% 609 1.8% 824 2.4%
Religion 328 1.1% 333 1.2% 382 1.2% 353 1.1% 337 1.0%
Other 3,117 10.7% 3,744 13.0% 4,276 13.7% 5,622 17.0% 5,794 17.0%
Total Filed
Complaints 28,880 28,712 31,216 33,007 34,150
Source: NFHA 2020-2024 Fair Housing Trends Reports
Note: Complaints often allege more than one (1) basis of discrimination, and each base is
counted as a complaint.
The majority of the HUD complaints filed nationwide in 2023 were on the
basis of disability, making up 52.6% of all complaints received. Race was
next, making up 17.0% of all complaints, followed by sex at 7.6% and
familial status at 6.3%. The “other” category makes up 17.0% of all
complaints and includes the following factors which are only protected
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classes under state and local law: Source of Income; Age/Student Status;
Sexual Orientation; Gender Identity/Expression; Marital Status; Criminal
Background; Victims of Domestic Violence; Arbitrary (California only);
Military Status; Retaliation; Immigration Status/Citizenship; and Zoning.
As of February 11, 2021, FHEO issued a memorandum stating that, in light
of the Supreme Court’s decision in Bostock v Clayton County, 590 U.S., 140
S. Ct. 1731 (2020), HUD interprets the Fair Housing Act to bar
discrimination on the basis of sexual orientation and gender identity and
directs Fair Housing Assistance Programs and Fair Housing Initiative
Programs to enforce the Act accordingly. In addition, Retaliation is not one
of the protected classes of the Fair Housing Act but is a basis for complaint.
As illustrated in the next charts, disability is by far the most common basis
of complaint.
Five Year National Trends in Number of Complaints by Basis
Source: NFHA 2020-2024 Fair Housing Trends Reports
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Five Year National Trends in Percent of Complaints by Basis
Source: NFHA 2020-2024 Fair Housing Trends Reports
The HUD housing complaints filed in St. Joseph County were primarily
based on disability and race, which are consistently the two most common
causes for complaints across the nation as illustrated in the previous chart.
Note: the percentages for each year do not equal 100% and the number of
complaints each year do not equal the total complaints across all areas.
This is because there is often more than one basis for the filing of a fair
housing complaint.
4. Notre Dame Eviction Clinic
The Notre Dame Law School offers seven clinical
programs for students seeking their juris doctor
degrees to provide civil legal aid to nonprofit
organizations, low-income residents of the South
Bend Region, and global causes. In particular, the
Notre Dame Eviction Clinic represents clients facing
eviction or eviction-related proceedings in St. Joseph
County, Indiana courts. Law students working under the direction of David
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Pruitt, the director of the Clinical Law Center, assist renters in both public
and private rental housing with eviction defense, monetary damages claims,
and proceedings to terminate voucher assistance.
The Eviction Clinic also partners with organizations seeking to improve
Indiana law and policy affecting Indiana renters, particularly with respect to
the eviction process. In 2023, at the request of the Indiana Justice Project,
the Clinic published a report entitled “Eviction Protections for Renters: Does
Indiana Make the Grade?”. The Clinic continues to provide follow-on legal
research and analysis for IJP and other partners.
The Notre Dame Eviction Clinic is the successor
to the Notre Dame Economic Justice Clinic,
which provided free legal representation in non-
criminal matters such as eviction from housing,
discrimination, family law, and consumer
protection issues. Other Notre Dame Law
School clinics that focus on providing civil legal
services to low-income St. Joseph County
residents include the Exoneration Justice Clinic, the Applied Mediation
Clinic, and the Special Education Clinic. In addition, the Community
Development Clinic provides free non-litigation legal services to nonprofits
and small businesses.
5. Housing and Human Services Agencies
The City of South Bend and the City of Mishawaka interviewed agencies
offering housing and human services within St. Joseph County to obtain
their input and gain insight into potential impediments to fair housing. The
following agencies participated in the information gathering through
roundtable discussions, individual meetings, phone interviews, or through
surveys:
ARC of Indiana
Brightpoint
St. Joseph County Area Planning Commission
1st Source Bank
Northwest Bank
Communitywide Credit Union
Notre Dame Law School
Eviction Clinic
David Pruitt, JD, Director
1111 Eck Hall of Law
Notre Dame, IN 46556
574-631-6704
574-631-6725 (FAX)
ndlaw@nd.edu
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Northern Indiana Minority Business Association
St. Joseph County Continuum of Care
United Way of St. Joseph County
St. Joseph County Department of Health
Housing Authority of the City of South Bend
Housing Authority of the City of Mishawaka
Habitat for Humanity of St. Joseph County
City of South Bend Fire Department
City of South Bend Police Department
City of Mishawaka Code Enforcement
Intend Indiana
Indiana Health Centers
South Bend Heritage Foundation
Hurry Home
Health Plus Indiana
Veterans’ Administration Northern Indiana Healthcare System
Youth Service Bureau
St. Margaret’s House
Salvation Army Kroc Center
Center for the Homeless
Cultivate
El Campito
Food Bank for Northern Indiana
Portage County Trustee
The Clubhouse
Our Lady of the Road
Monroe Park Neighborhood Association
Near Northwest Neighborhood, Inc
Goodwill Bridges Out of Poverty
Dismas House
Transpo
Mishawaka Homeless Coalition
YWCA North Central Indiana
Each of these agencies provided feedback on their experience with
housing-related issues in St. Joseph County. Complete summaries of
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meeting comments can be found in Appendix A. Below is a list of key points
from each of the meetings.
Housing Issues
There appears to be a lack of affordable housing that is decent in St.
Joseph County.
There appears to be a lack of accessible housing in St. Joseph
County.
Due to seasonal tourism, a large number of rental options remain
vacant during the “off season.”
There are multiple landlords and companies who are not local to the
area and are difficult to reach by tenants.
There are “starter homes” available in stable neighborhoods that
require moderate amounts of funds for rehabilitation, but the funding
is not available for the purchase or rehabilitation of these homes.
There is a need for housing options for all levels of income.
The local housing stock is older, and the cost of rehabilitation is
higher than the value of the housing, even after the rehabilitation
work is completed.
There are high costs for sewer and water tap-in fees for infill and new
housing options.
The Comprehensive Housing Affordability Strategy (CHAS) data
through HUD shows that 42.2% of all renters are cost overburdened
in the County.
Certain classes of people, such as ex-offenders, are unable to find
housing and will rent from predatory landlords.
There is a need to create accessible units to allow elderly and
disabled persons to age in place.
Social Services
There are numerous social service programs provided in the County.
More social service programs are needed to assist the mentally ill,
including people with addictions in the County.
There is a need to provide additional sources of funding to social
services to meet the changes in federal funding the Cities receive as
part of their entitlement programs.
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Due to an increase in homeless populations, more permanent
supportive housing is required for all homeless populations and
subpopulations.
There is a gap in housing for people with disabilities who cannot
make the move to independent housing.
Fair housing complaints are occurring with the disabled population
which need to be addressed.
There is a need for more accommodations for victims of domestic
violence.
There is a need for affordable childcare services for working families.
Additional services are needed for youth who are coming out of foster
care placement.
Additional support services are needed for persons coming out of
institutions including: hospitalization, correctional facilities, and
mental healthcare.
Public Policies
Local zoning ordinances are consistently being revised and
assistance is available to bring them into compliance with ADA and
the Fair Housing Act.
There is a continuing need for education and training on tenant’s
rights and landlord’s responsibilities under the Fair Housing Act.
Municipalities in St. Joseph County are still allowed to annex land,
although the City of South Bend has not done so in 30 years.
Source of income is not a protected class in the State of Indiana.
Affordable housing needs to be located throughout the County and
not just within the urban core.
There is a need to provide incentives to developers and businesses
to create and develop affordable housing.
Transportation
Transpo serves the Cities of South Bend and Mishawaka.
There is a need for Sunday bus service, but funding is lacking.
Many bus stops and shelters in the City of Mishawaka do not meet
current accessibility standards.
There is a need to hire and increase the amount of bus drivers.
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Economic Development
Economic opportunities are needed in the County.
There are plans for an Amazon data center and EV-battery plants to
be constructed in St. Joseph County.
Graduates of University of Notre Dame are likely to leave the area
for higher paying professional work. There is a need to attract talent
to remain in the area.
There is a need to foster greater public transportation connection
between St. Joseph County and surrounding metro areas.
There is a need to increase and support retail stores in the downtown
area of South Bend.
Many of the low-income areas of the City of South Bend and St.
Joseph County are also food deserts and there is a need for fresh
food in the area.
There has been an increase in small businesses requesting loans for
working capital, as high interest rates have deterred firms from
borrowing and the demand for fixed assets has decreased.
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B. Public Sector
Part of the Analysis of Impediments is to examine the public policies of the
jurisdiction and the impact on fair housing choice. Local governments control land
use and development through their comprehensive plans, zoning ordinances,
subdivision regulations, and other laws and ordinances passed by the local
governing body. These regulations and ordinances govern the types of housing
that may be constructed, the density of housing, and various residential uses in a
community. Local officials determine the community’s commitment to housing
goals and objectives. The local policies therefore determine if fair housing is to be
promoted or passively tolerated.
This section of the Analysis of Impediments evaluates the Cities’ and County’s
policies to determine if there is a commitment to affirmatively further fair housing.
1. CDBG Program
The City of South Bend
The City of South Bend annually receives from HUD approximately
$2,320,384 in CDBG funds. The City allocates its funds to housing
construction, housing rehabilitation, operations for homeless shelters,
public facilities, administration, and public services.
In particular, the City proposed to allocate FY 2025 CDBG funds as outlined
in the following table to affirmatively further fair housing.
FY 2025 CDBG Allocation for the City of South Bend, IN
Community Development Block Grant Program (CDBG)
CDBG Administration $ 259,972
Housing Construction $ 880,000
Housing Rehabilitation $ 560,000
Operations for Homeless Shelters $ 360,000
Public Facilities $ 0.00
Public Services $ 273,412
Total: $ 2,333,384
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The City of Mishawaka
The City of Mishawaka annually receives from HUD approximately
$473,296 in CDBG funds. The City allocates its funds to public facility
improvements, housing rehabilitation, slums and blight removal,
administration, and public services.
In particular, the City proposed to allocate FY 2025 CDBG funds as outlined
in the following table to affirmatively further fair housing. The City of
Mishawaka anticipates a reduction in the annual CDBG allocation in the
coming years as a result of further cuts in the Federal budget.
FY 2025 CDBG Allocation for the City of Mishawaka, IN
Community Development Block Grant Program (CDBG)
CDBG Administration $ 94,659.20
Public Facilities Improvements $ 307,642.40
Housing Rehabilitation $ 0.00
Public Services $ 70,994.40
Total: $ 473,296.00
Five Year Jurisdictional Goals
In its FY 2025-2029 Five Year Consolidated Plan, the Cities of South Bend
and Mishawaka in partnership with the St. Joseph Housing Consortium
have identified several goals to address housing needs and to develop
annual funding priorities during this five-year period, as outlined in the
following table:
St. Joseph Housing Consortium - Five Year Objectives
Housing Priority – HS
St. Joseph County, including the Cities of South Bend and Mishawaka, has been
experiencing a growth in population. This has created demand for housing and
has strained the existing housing stock. This has resulted in an increase in the
sale price of homes and rental costs in the County. Low- and moderate-income
households have been severely impacted and are unable to find decent, safe,
sanitary, and affordable housing because they can no longer pay the increase
in housing costs. This has been identified as the top priority for St. Joseph
Housing Consortium.
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Objective
HS-1 Housing Development – Increase the number of decent safe, sanitary,
accessible, and affordable housing units in the County, both for owner-occupied
and rental-occupied housing through the use of federal funds, including the
Section 108 Loan Guarantee Program.
HS-2 Homeownership – Increase the opportunities for homeownership for low-
and moderate-income households through downpayment/closing cost
assistance, and housing counseling services.
HS-3 Housing Rehabilitation – Promote and assist in the preservation of
existing owner-occupied and renter-occupied housing in the County.
HS-4 Lead-Based Paint – Promote and educate property owners on the
dangers of lead-based paint and safe work practices to abate lead-based paint
in their residences.
HS-5 Housing Assistance - Promote and provide housing stability through
rental assistance, deposits, and utility payments for low- and moderate-income
households who are at risk of homelessness.
HS-6 Fair Housing – Affirmatively further fair housing by promoting and
informing households on their rights, and by educating landlords, realtors,
mortgage brokers, financial institutions, and sellers on fair housing practices
which will reduce discrimination in the sale and rental of housing.
HS-7 Housing Supportive Services – Promote and assist low- and moderate-
income households in the purchase, maintenance and upkeep of their homes
through housing and financial counseling to avoid eviction proceedings.
Homeless Priority – HO
There has been an increase in the number of persons who are unhoused in St.
Joseph County. Homelessness is concentrated in the Cities of South Bend and
Mishawaka. Due to the high cost of housing, there is a great risk of persons
becoming homeless.
Objective
HO-1 Housing Opportunities – Increase the housing opportunities and living
conditions of persons and families who are homeless or who are at risk of
homelessness.
HO-2 Support and Management Services – Promote and assist supportive
and management services for public and non-profit agencies and organizations
which assist persons who are homeless or who are at risk of homelessness.
HO-3 Homeless Prevention – Promote and assist in eviction reduction efforts
and educate and discourage unfair housing practices which may contribute to
homelessness.
HO-4 Permanent Supportive Housing – Promote and assist in the
development of new permanent supportive housing opportunities for persons
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and families who are experiencing homelessness and who are exiting out of
shelters and transitional housing programs.
HO-5 Shelter Housing – Support and assist in the development and/or
continuation of shelters supportive training and educational programs for
sheltered residents.
Other Special Needs Priority – SN
St. Joseph County and the Cities of South Bend and Mishawaka are
experiencing an increase in the number of persons who are elderly, persons with
physical disabilities, developmentally delayed persons, persons with mental
illnesses, persons battling substance abuse, and persons exiting from
institutional settings.
Objective
SN-1 Housing – Increase the number of decent, safe, sound, sanitary,
accessible and affordable units that is available and accessible to all sectors of
special needs populations.
SN-2 Accessibility – Promote and assist in making accessibility improvements
to existing housing units, including making reasonable accommodations for the
physically disabled so they can remain in their housing accommodations.
SN-3 Public Services – Improve and increase public service programs for the
youth, the elderly, disabled, and target low-income population, including feeding
programs and social/welfare programs throughout the City.
SN-4 Removal of Architectural Barriers – Remove architectural barriers which
restrict the mobility and access to public facilities and services for persons with
physical disabilities.
SN-5 Transportation – Improve and expand the access to transportation
services for the elderly, persons with disabilities, and persons with other special
needs.
Community Development Priority – CD
The infrastructure, community facilities, building conditions, and public services
are being strained by the County’s population growth, increase demand for
services and the age of the infrastructure, buildings, and facilities. There is a
need to improve, preserve, and develop public facilities and infrastructure to
support the population growth in the County.
Objective
CD-1 Infrastructure - Improve and upgrade the City’s infrastructure through
rehabilitation, reconstruction, and new construction of streets, curbs, walks, ADA
ramps, retaining walls, sewer lines, service lines, bridges, flood control, storm
water management and sustainability.
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CD-2 Community Facilities – Improve, upgrade, and expand the City's public
and community facilities including parks, playgrounds, recreational facilities,
libraries, public buildings, etc. to meet the needs of the growing population.
CD-3 Public Services – Improve, expand, and create public service programs
including social, welfare, health and nutrition programs to meet the needs of the
low- and moderate-income persons in the City.
CD-4 Clearance and Demolition – Remove slum and blighting conditions
through the demolition and clearance of vacant buildings that are economically
infeasible for rehabilitation, and sites that pose a threat to the health, safety, and
welfare of the public.
CD-5 Public Safety – Improve and expand fire protection, emergency health
and management services, crime prevention, etc. to better serve and protect the
residents of the Cities.
CD-6 Public Transportation – Improve and expand public transportation with
additional bus routes, improved bus shelters, increased time schedules, etc. to
assist low- and moderate-income persons to access employment medical
treatment, and essential services.
CD-7 Neighborhood Revitalization – Improve and stabilize neighborhoods in
the City by developing capacity and encouraging the formation and expansion
of neighborhood based organizations and consider planning/development under
the Neighborhood Revitalization Strategy Area (NRSA) Program.
CD-8 Section 504 – Implement the City Section 504 Plans and bring the public
and community facilities into compliance with the Rehabilitation Act of 1973 and
the Americans with Disabilities Act of 1990.
Economic Development Priority – ED
The local economy in the County has been expanding with new development
occurring in the Western Portion. However, this growth requires a skilled and
trained workforce. This has created a need for job training, workforce
development, and services to meet the employment needs of these new
companies.
Objective
ED-1 Employment – Encourage and support new job opportunities through job
creation, job retention, job training, workforce development, and educational
programs to address the need for a well-trained labor force.
ED-2 Financial Assistance – Support new development of business and
industry through expansion, new development, capital equipment purchases,
etc., to be funded with Federal programs.
ED-3 Incentives – Support local, state, and Federal tax breaks, tax credits, land
development bonuses, and planning initiatives to promote new development and
expansion of business and industry.
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Administration & Planning – AP
There is a continuing need to provide administration, management, and sound
planning to executive grants and loan programs by the City.
Objective
AP-1 General Administration – Continue to provide experienced
management and oversight to maintain efficient and effective administration of
local, state, and federal grant and loan programs.
AP-2 Planning – Provide sound planning for special studies, environmental
review records, preparing grant applications, designing programs, planning
project activities, etc.
AP-3 Affirmatively Furthering Fair Housing – Promote and support policies
and activities to Affirmatively Further Fair Housing (AFFH) throughout St.
Joseph County, including the preparation of an Analysis of Impediments to Fair
Housing Choice.
The following attached maps illustrate the locations of historically funded
CDBG funded activities in St. Joseph County:
CDBG Activities Funding
CDBG Acquisition Activities
CDBG Economic Development Activities
CDBG Housing Activities
CDBG Public Improvement Activities
CDBG Public Service Activities
All CDBG Activities
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2. HOME Investment Partnership (HOME) Program
The St. Joseph County Housing Consortium
The St. Joseph County Housing Consortium is composed of the City of
South Bend, the City of Mishawaka, and St. Joseph County. The Housing
Consortium undertakes activities in both Cities, as well as other
unincorporated areas of the County. The City of South Bend is the
Participating Jurisdiction for the Housing Consortium and annually receives
from HUD approximately $893,696.89 in HOME funds. The Housing
Consortium allocates its funds to new construction, housing rehabilitation,
homebuyer assistance, and tenant-based rental assistance.
In particular, the Housing Consortium proposed to allocate FY 2025 HOME
funds as outlined in the following table to affirmatively further fair housing.
The St. Joseph County Housing Consortium anticipates a reduction in the
annual HOME allocation in the coming years as a result of further cuts in
the Federal budget. However, due to the reallocation of funds from prior
years, the Consortium was able to allocate a total of $1,205,025.
FY 2025 HOME Allocation for the
St. Joseph County Housing Consortium, IN
HOME Investment Partnership (HOME) Program
HOME Administration $ 16,025
New Construction – Affordable Housing $ 1,049,000
Tenant-Based Rental Assistance $ 140,000
Total: $ 1,205,025
The following attached map illustrate the locations of HOME-funded
activities in St. Joseph County:
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3. Emergency Solutions Grant (ESG) Program
The City of South Bend receives approximately $203,698 in an Emergency
Solutions Grant (ESG) annually for Countywide programs. ESG funds are
used in conjunction with the Continuum of Care (CoC) funding to provide
services to homeless individuals and families in the St. Joseph County
region. The uses of the FY 2020 ESG allocation are outlined below:
FY 2025 ESG Allocation for the City of South Bend, IN
Emergency Solutions Grant (ESG) Program
Shelter Operations $ 122,000
Rapid Rehousing $ 79,000
ESG Administration $ 2,698
Total: $ 203,698
4. Continuum of Care (CoC)
The City of South Bend is part of the IN Balance of State Continuum of
Care, which includes 91 of the 92 Counties in the State. The Balance of
State is split into sixteen (16) individual regions, which are overseen by
regional planning councils and chairpersons that lead them. Regional CoCs
hold regular meetings to develop and implement strategies for homeless
alleviation and prevention. The City of South Bend is located in Region 2A,
which includes only St. Joseph County.
5. Housing Authority of South Bend –
The Housing Authority of South Bend is the primary
provider of affordable housing in St. Joseph County.
It runs programs for both public housing and
Section 8 Housing Choice Vouchers. It aims to
address the needs of the extremely low-income,
very low-income, and low-income residents of the City of South Bend and
St. Joseph County. All properties owned by HASB are public housing
properties, and there are no project-based developments.
Housing Authority of
South Bend
501 Alonzo Watson Dr.
South Bend, IN 46601
(574) 235-9346
https://hasbonline.com
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The Housing Authority of South Bend’s mission is to provide safe and
affordable housing assistance to individuals and families in a manner that
is respectful, professional, and service oriented. The HASB is committed to
maximize its existing resources and work in partnership with the community
to assist residents in reaching individual and family goals, including self-
sufficiency, through education, increasing employment and homeownership
opportunities.
The Housing Authority of South Bend is recognized as a public body
corporate and a “Public Housing Authority” of the U.S. Department of
Housing and Urban Development and the State of Indiana. HUD provides
funding to the Housing Authority of South Bend through its Housing Choice
Voucher Program. The Housing Authority is governed by a five (5) member
Board of Commissioners and everyday operations are handled by an
Executive Director. All HASB staff are required to attend one fair housing
training seminar per year. The most recent seminar was the Induce My
Purpose workshop for housing participants centered around credit and
banking, held on June 1, 2024.
The Housing Authority of South Bend is rated as a “troubled” agency by
HUD, according to the HUD PHA list dated April 26, 2024.
The City is working closely with the Housing Authority of South Bend to shed
its troubled status.
1. The City is providing $1 million to the Housing Authority of South Bend
(HASB) to make repairs to its vacant scattered-site units. This will help
to house more families, reduce vacancy loss, and bring the HASB out
of troubled status. The MOU for the funds has been executed and a
scope of the project and needed repairs is currently being developed.
2. The City contracted with an outside consulting firm to provide an asset
repositioning plan for HASB. The consultant has completed site visits
of all vacant units and has completed the analysis and made initial
recommendations.
3. The City is partnering with HASB on a transformation plan for the
redevelopment of two former public housing sites which are currently
vacant. The plan is to combine these sites into a mixed income
community. The City and Community Foundation have applied for $20
million in grant funds for the project. HASB has published a RFQ for a
developer partner. The City has also committed funding to the project.
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It is expected that once the vacant units are occupied, HASB will be able
to shed its troubled status.
Public Housing Communities –
The Housing Authority of South Bend owns and professionally manages
family communities and elderly/disabled rental apartments. HASB has four
(4) Asset Management Projects (AMP) that encompass nine (9)
developments. HASB lists 814 housing units in these nine (9)
developments, but 231 of these units in the Monroe Circle and Rabbi
Shulman properties are unavailable. The Monroe Circle property has been
demolished in partnership with the City of South Bend, and the Rabbi
Shulman development is under redevelopment.
Housing Authority of South Bend – Public Housing Communities
Address Owner/Manager Units
Monroe Circle – Monroe Circle,
South Bend, IN 46601 Housing Authority of South Bend N/A
Rabbi Albert M. Shulman
Complex – 628 Western Avenue,
South Bend, IN 46601
Housing Authority of South Bend N/A
Laurel Place – Laurel Court,
South Bend, IN 46601 Housing Authority of South Bend 42
South Bend Avenue – South
Bend Avenue, South Bend, IN
46617
Housing Authority of South Bend 20
Westcott Apartments and The
Quads – 501 Alonzo Watson
Drive, South Bend, IN 46601
Housing Authority of South Bend 179
LaSalle Landing – Oak Park
Court, South Bend, IN 46613 Housing Authority of South Bend 24
Harber Homes – Boston Drive,
South Bend, IN 46619 Housing Authority of South Bend 54
Edison Gardens and
Twyckenham Apartments – 3602
Edison Road & Twyckenham
Drive, South Bend, IN 46615
Housing Authority of South Bend 38
Scattered Sites, South Bend, IN Housing Authority of South Bend 243
Total Units 598
Source: Housing Authority of South Bend, September 2024 board minutes
The waiting list for public housing is currently closed. There are 858
households on the waiting list as of September 2024. With public housing
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occupancy at 94%, there is a greater demand than supply. However, public
housing residents have been converting to Section 8, and the demand for
public housing has decreased among households who qualify for Section
8.
The Housing Authority of South Bend does not have any active resident
councils. They have attempted to start resident councils multiple times,
however the councils do not sustain themselves.
Section 8 –
The Housing Authority of South Bend oversees the Section 8 Housing
Choice Voucher Program. Eligible participants who receive vouchers may
search on their own for privately owned housing. The Housing Authority
encourages voucher holders to locate in areas of high opportunity and
outside R/ECAPs. Because the City’s inventory of Section 8 Housing does
not meet the demand for housing, many Section 8 Voucher holders attempt
to “port out” of South Bend. The Housing Authority of South Bend grants
extensions to Voucher Holders to assist them in finding a house in South
Bend.
HASB administers 2,343 Section 8 Housing Choice Vouchers as of
September 2024. A total of 2,193 of these vouchers are living in Section 8
Housing. Demand for a quality Section 8 Housing rental exceeds the supply
of decent, affordable rental units. Section 8 Housing is currently at 94%
occupancy. There were 1,489 families or individuals on the Housing Choice
Voucher waiting list as of March 16, 2023 (the most recent waiting list
available). The waiting list is currently closed and is expected to reopen in
late 2024 or early 2025.
Homebuyer and Family Self-Sufficiency Programs –
The Housing Authority of South Bend has two homebuyer programs: one
for Public Housing residents and one for Section 8 Residents. HASB allows
potential homebuyers to hold money in an escrow account toward the
purchase of a home.
Family Self-Sufficiency (FSS) programs are provided to Section 8 Housing
Choice Voucher holders and public housing tenants to transition from
welfare to work or better paying jobs. The Head of Household works with
the FSS staff to create a five-year plan, which lists steps they will take to
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pursue economic stability for their family. The plan includes goals to seek
and maintain employment and become free of any welfare (cash)
assistance received. Throughout the program, FSS staff helps families
access government and community programs and services for financial aid,
career training, job search, childcare, transportation, counseling, budgeting,
credit repair, and even homeownership.
As the family progresses in their program, any rent increases caused by
increases in salary, better jobs, or wages are deposited in an FSS savings
account. At the end of five years, when the Head of Household completes
their FSS goals and "graduates," they are eligible to receive money
collected in this account. Past participants in FSS have returned to school,
obtained living wage jobs, improved credit and finances, purchased
vehicles, started businesses, and bought homes of their choice. Their
futures become more secure as they build assets.
As of September 2024, there are 59 participants in the FSS program.
6. Housing Authority of the City of Mishawaka –
The Housing Authority of the City of Mishawaka
also operates programs for both public housing
and Section 8 Housing Choice Vouchers in the
City of Mishawaka. It is the second largest
provider of public housing in St. Joseph County,
Indiana.
The Mishawaka Housing Authority is recognized as a public body corporate
and a “Small Housing Authority” of the U.S. Department of Housing and
Urban Development and the State of Indiana. The Housing Authority has
seven board members, all of whom are appointed by the Mayor with the
consent of City Council. The Housing Authority is considered a “high
performer” by HUD.
The Housing Authority of the City of Mishawaka assists in meeting the
public housing needs of the City of Mishawaka. The Housing Authority has
three (3) properties with 324 units. The Mishawaka Housing Authority is
eligible for 350 Section 8 Housing Choice Vouchers and is currently using
322. The Housing Authority of the City of Mishawaka has resident
involvement in its two senior living facilities. Both councils are active. The
Mishawaka Housing
Authority
601 E 11th Street
Mishawaka, IN 46544
(574) 258-1656
https://affordablehousing
mishawaka.com/
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Mishawaka Housing Authority does not have a Family Self-Sufficiency
program.
The Mishawaka Housing Authority makes accommodations on request after
the receipt of a doctor’s note that certifies the need for accommodation. The
Mishawaka Housing Authority currently has 41 accessible units, all of which
are in the Riverview Towers elderly housing.
The Mishawaka Housing Authority owns and professionally manages one
family community and two elderly/disabled rental apartments. Of the
elderly/disabled rental apartments, one is a tax credit property.
Mishawaka Housing Authority staff receive yearly trainings in Fair Housing.
Public Housing –
The Mishawaka Housing Authority aims to address the needs of the
extremely low-income, very low-income, and low-income residents of the
City of Mishawaka and St. Joseph County.
HUD provides funding to the Mishawaka Housing Authority through its
Public Housing and Housing Choice Voucher Programs. The Mishawaka
Housing Authority owns and manages 324 apartments of subsidized and
affordable housing. 41 of these apartments are accessible for
elderly/disabled residents at River View Towers.
Mishawaka Housing Authority – Public Housing
Address Owner/Manager Units
River View – 500 Lincolnway
East, Mishawaka, IN 46544 Mishawaka Housing Authority 151
Barbee Creek Village – 400 10th
Street, Mishawaka, IN 46544 Mishawaka Housing Authority 148
Mary Phillips School –
Mishawaka, IN 46545 Mishawaka Housing Authority 25
Source: The Housing Authority of the City of Mishawaka
Section 8 –
The Mishawaka Housing Authority oversees the Section 8 Housing Choice
Voucher Program in the City of Mishawaka. Eligible participants who
receive vouchers may search for their own privately owned housing. The
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Housing Authority encourages voucher holders to locate in areas of high
opportunity and outside R/ECAPs. Housing Choice Voucher holders from
the City of South Bend will port into the City of Mishawaka.
The Mishawaka Housing Authority has a baseline of 350 Section 8 Housing
Choice Vouchers, with 322 vouchers currently in use as of November, 2024.
7. St. Joseph County Housing Authority –
The St. Joseph County Housing Authority is recognized as a public body
corporate and a “Small Housing Authority” of the U.S. Department of
Housing and Urban Development and the State of Indiana.
The St. Joseph County Housing Authority assists
in meeting the public housing needs of St. Joseph
County. The St. Joseph Housing Authority only
administers Section 8 Housing Choice Vouchers
in the areas of St. Joseph County outside of the
Cities of South Bend and Mishawaka.
Section 8 –
Eligible participants who receive vouchers may search on their own for
privately owned housing. The Housing Authority encourages voucher
holders to locate in areas of high opportunity and outside R/ECAPs.
The following map illustrates all HUD multifamily properties in and around
St. Joseph County.
St. Joseph County
Housing Authority
2410 Grape Road, Suite 2
Mishawaka, IN 46545
(574) 233-9305
https://sjcha-in.com
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8. Low Income Housing Tax Credit –
The Low-Income Housing Tax Credit (LIHTC) Program was created under
the Tax Reform Act of 1986 and is intended to attract private investment to
develop affordable rental housing for low- and moderate-income
households. This program provides a dollar-for-dollar tax credit to reduce
the developer’s Federal income tax. The City of South Bend, the City of
Mishawaka, and St. Joseph County promote the use of Low Income
Housing Tax Credits. The following table shows LIHTC projects completed
in St. Joseph County. Only one of the LIHTC projects completed in St.
Joseph County were outside the City of South Bend or the City of
Mishawaka (Dogwood Estates in Walkerton, IN).
St. Joseph County, IN LIHTC Projects
HUD ID
Number Project Name Project Address /
City
Project
ZIP
Code
Total
Number
of Units
Total Low-
Income
Units
INA00000027 Dogwood Estates (Walkerton:
West York Redevelopment)
611 Lincoln Dr,
Walkerton 46574 40 40
INA00000047 Historic Rushton Apartments 501 W Washington St,
South Bend 46601 23
INA00000068 Mishawaka River Center
Apartments
402 Lincolnway W,
Mishawaka 46544 37 32
INA00000081 Parkview Terrace Apartments 1110 Dodge Ave,
Mishawaka 46544 112 112
INA00000083 Prairie Apartments Phase II 2630 Prairie Ave,
South Bend 46614 96 96
INA19920022 1349 E Dubail Ave 1349 E Dubail Ave,
South Bend 46613 1 1
INA19920105 Historic Dunbar Corner 118 N Walnut St,
South Bend 46628 15 15
INA20010001 Arbors at Ironwood
Apartments II
1310 Blossom Dr,
Mishawaka 46544 40 40
INA19970120 The Robertson’s Building 211 S Michigan St,
South Bend 46601 92 80
INA19980042 Dunedin Apartments Phase II 53880 Generations Dr,
South Bend 46635 84 84
INA19989119 Emerald Pointe Apartments
(formerly Dunedin I and II)
53880 Generations Dr,
South Bend 46635 168 168
INA20010082 Arbors at Ironwood
Apartments I
1310 Blossom Dr,
Mishawaka 46544 88 88
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INA20119175 Washington Dunbar Homes 118 N Walnut St,
South Bend 46628 80 80
INA20030125 St. Joseph County YWCA
Residence
1102 Fellows St,
South Bend 46601 30 26
INA20060088 Hope Transitional Housing 432 S Lafayette Blvd,
South Bend 46601 22 22
INA20070005 Arbors at Belleville Park III 23291 Belleville Cir,
South Bend 46619 40 38
INA20080090 Prairie Apartments Phase I 2630 Prairie Ave,
South Bend 46614 108 108
INA20080115 The Preserve at Fir Road 2705 Spicer Ln,
Mishawaka 46545 144 122
INA20120085 Heritage Place at LaSalle
Square
3224 Ardmore Trail,
South Bend 46628 72 72
INA20120110 New Heritage Homes
Southeast
501 Pennsylvania
Ave, South Bend 46601 54 54
INA20160007 Hoffman Hotel Apartments 120 W Lasalle Ave,
South Bend 46601 48 48
INA20160019 South Bend Mutual Homes Scattered Site,
South Bend 46616 24 24
INA20175179
South Bend Permanent
Supportive Housing (D.B.A.
Oliver Apartments)
924 W Indiana St,
South Bend 46613 32 32
INA20190018 Silver Birch of Mishawaka 3630 Hickory Rd,
Mishawaka 46545 114 119
INA20190019 Silver Birch of Mishawaka 3630 Hickory Rd,
Mishawaka 46545 119 119
INA20193173 Ironwood Village Apartments 1310 Blossom Dr,
Mishawaka 46544 128 128
INA20202173 Hellenic Senior Living of
Mishawaka
1540 S Logan St,
Mishawaka 46544 136 136
INA20210002 Cedar Glen Apartments 425 S 25th St,
South Bend 46615 179 179
Source: https://lihtc.huduser.org/
The following table provides the number of residents in publicly supported
housing units, with the percentage identified as white, black, Hispanic, or
Asian/Pacific Islander.
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Publicly Supported Housing, St. Joseph County
White Black / African
American Hispanic Asian or Pacific
Islander
Public
Housing 327 32.47% 638 63.36% 26 2.58% 9 0.89%
Project-Based
Section 8 871 52.92% 707 42.95% 51 3.10% 6 0.36%
Other
Multifamily 155 72.43% 57 26.64% 2 0.93% 0 0.00%
Housing
Choice
Voucher
478 18.76% 2,004 78.65% 47 1.84% 10 0.39%
Total
Households 76,709 78.99% 12,166 12.53% 4,779 4.92% 1,855 1.91%
Source: HUD AFFH Tool
The following map illustrates all HUD properties in St. Joseph County and
the surrounding area overlaid by race.
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Source: HUD AFFH Tool Map 5
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Per the HUD AFFH Tool, the racial makeup of all public housing is available
on both the County and regional level. The four types of public housing are:
Public Housing
Section 8 Project-Based Rental Assistance (PBRA)
Housing Choice Voucher (HCV) Program
Other Assisted Housing
The Black racial group makes up the majority of Publicly Supported
Households at 3,406, as well as being the largest cohort of tenants in Public
Housing (63.36%) and most users of Housing Choice Vouchers (78.65%).
Meanwhile, the White racial group makes up the largest cohort of tenants
in Section 8 Project Based Housing (52.92%) and Other Multifamily Housing
(72.43%), with 1,831 households using Publicly Supported Housing
programs. There are 126 Hispanic households and 25 Asian or Pacific
Islander households using Publicly Supported Housing.
When comparing these rates to the overall population makeup of St. Joseph
County, it can be determined which racial cohorts are over- or under-
represented in public housing. The Black/African-American population
comprises 12.53% of the County’s population, but occupies 63.36% of
public housing, 42.95% of Section 8 Housing, and 78.65% of HCV. Overall,
28.00% of the County’s Black households are publicly supported. Only
2.39% of the County’s White households are publicly supported, along with
2.64% of Hispanic households and 1.35% of Asian or Pacific Islander
households.
The tables below detail the racial and ethnic demographics of residents at
individual housing complexes in St. Joseph County.
Public Housing – St. Joseph County
Development
Name
Housing
Authority Units White Black Hispanic Asian Households
w/Children
NORTHWEST
PLAZA
Housing Authority
of South Bend 145 8.33% 87.88% 3.79% N/A 63.64%
PLAZA APTS &
MONROE CIR
Housing Authority
of South Bend 311 21.22% 76.26% 1.08% 1.08% N/A
PLAZA APTS &
MONROE CIR
Housing Authority
of South Bend 188 11.98% 86.23% 1.2% N/A 86.23%
NORTHWEST
PLAZA
Housing Authority
of South Bend 165 16.2% 78.87% 3.52% N/A 75.35%
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RIVER VIEW
500
Housing Authority
of the City of
Mishawaka
151 84.03% 13.19% 1.39% N/A N/A
BARBEE
CREEK
VILLAGE
Housing Authority
of the City of
Mishawaka
148 64.58% 24.31% 6.25% 4.17% 56.94%
Source: HUD AFFH Tool Table 8
Project-Based Section 8 Housing – St. Joseph County
Development Name Units White Black Hispanic Asian Households
w/Children
FAIRINGTON SOUTH BEND 201 90.5% 6% 3% N/A N/A
LASALLE PARK HOMES 149 11.03% 79.41% 8.82% 0.74% 47.79%
BEACON HEIGHTS APARTMENTS 174 18.42% 78.95% 1.32% 0.66% 74.34%
KARL KING RIVERBEND TOWER 219 60.59% 36.45% 1.97% N/A N/A
ST. JOSEPH'S TOWER 84 30.49% 63.41% 4.88% 1.22% 1.22%
CORBY APARTMENTS 150 33.8% 61.97% 2.82% 0.7% 52.11%
LAUREL WOODS APARTMENTS 100 18.81% 78.22% 1.98% N/A 58.42%
THE ADDISON ON MAIN 48 42.55% 53.19% 4.26% N/A 46.81%
CARRIAGE HOUSE MISHAWAKA II 48 60.42% 33.33% 2.08% 2.08% 43.75%
MIAMI HILLS APARTMENTS 150 31.96% 62.89% 5.15% N/A 71.13%
PARKVIEW TERRACE 107 36.11% 60.19% 3.7% N/A 63.89%
100 CENTER HI-RISE LLC 104 91% 6% 2% 1% 1%
CHICAGO TRAIL VILLAGE 102 100% N/A 0% N/A N/A
EASTGATE COMMUNITY 38 100% N/A 0% N/A 7.69%
LAKESIDE APARTMENTS 48 90.7% 2.33% 4.65% N/A 67.44%
Source: HUD AFFH Tool Table 8
Other Multifamily Assisted Housing – St. Joseph County
Development Name Units White Black Hispanic Asian Households
w/Children
MADISON GROUP HOME 8 N/A N/A N/A N/A N/A
LASALLE PARK HOMES II 42 2.56% 94.87% 2.56% N/A N/A
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UHRIG APARTMENTS 20 75% 25% 0% N/A N/A
RIVER COURT 14 85.71% 14.29% 0% N/A N/A
LINDEN HOUSE OF MISHAWAKA 49 97.87% 2.13% 0% N/A N/A
PENELOPE 60 APARTMENTS 50 97.78% 2.22% 0% N/A N/A
AHEPA 100 APARTMENTS 49 75.51% 22.45% 2.04% N/A N/A
Source: HUD AFFH Tool Table 8
With some exceptions, the housing developments in the City of South Bend
have a much higher proportion of Black residents than White; the opposite
tends to be true in the City of Mishawaka.
St. Joseph County and SJHA compared the demographics of residents of
each program category of publicly supported housing to the population in
general to determine if there is a higher or lower proportion of groups based
on protected class.
Publicly Supported Housing and Income –
St. Joseph County
Race /
Ethnicity
St. Joseph
County 0-30% AMI 0-50% AMI 0-80% AMI
% Publicly
Supported
Households
# % # % # % # % # %
White 76,709 78.99% 7,185 57.80% 15,823 63.69% 29,877 69.16% 1,831 2.39%
Black /
African
American
12,166 12.53% 3,874 31.16% 6,223 25.05% 8,866 20.52% 3,406 28.00%
Hispanic 4,779 4.92% 784 6.31% 1,724 6.94% 2,827 6.54% 126 2.64%
Asian or
Pacific
Islander
1,855 1.91% 287 2.31% 420 1.69% 698 1.62% 25 1.35%
Source: HUD AFFH Tool Table 6
Data from the previous table provides information for further analysis of
publicly supported housing in the MSA. While the White population makes
up 78.99% of the population, it makes up 69.16% of the income-eligible
population. The Black/African-American population comprises 12.53% of
the South Bend-Mishawaka MSA’s population, but 20.52% of the income-
eligible population. Comparing the publicly supported housing population
with the income-eligible population provides a more accurate assessment.
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9. HUD Assisted Housing –
HUD previously funded the Section 202 and Section 811 Supportive
Housing programs to encourage and support the development of assisted
housing in cities and counties across the country. The Section 202
Supportive Housing for the Elderly Program provided financial support for
the construction, rehabilitation, or acquisition of supportive housing for the
elderly. Similarly, the Section 811 Supportive Housing for the Disabled
provided financial assistance for nonprofit organizations seeking to develop
affordable, supportive housing for low-income adults with disabilities. The
City of South Bend, the City of Mishawka, and St. Joseph County are
supportive of the use of Section 202 and Section 811 Supporting Housing
Programs, as well as the use of Low Income Housing Tax Credits (LIHTC).
10. Social Service Agencies –
The following table lists the organizations for the at-risk, homeless, or
disabled populations in St. Joseph County.
Supportive Service Programs in St. Joseph County
Agency Name Description
Health Plus Indiana
Health Plus Indiana helps support and enhance the lives of people
infected with and affected by HIV and AIDS. They provide outreach
and care services, as well as housing.
Boys & Girls Club of
St. Joseph County
The Boys & Girls Club of St. Joseph County serves children
throughout St. Joseph County with programming and a safe space
for all children in the region.
Center for the
Homeless
The Center for the Homeless is the lead entity for the St. Joseph
County Continuum of Care. They provide emergency shelter,
transitional housing, and housing for veterans. They also provide
programs for adult self-sufficiency, children’s support and
development services, and mental health counseling.
Dismas House
Dismas House provides housing for the homeless with an emphasis
on providing homes for ex-offenders. They encourage students to
reside in Dismas House also offer warm meals to their residents.
Goodwill Bridges Out
of Poverty
The Goodwill Bridges Out of Poverty program provides workforce
and employment training, as well as financial management to
individuals without jobs or with low-paying jobs.
Habitat for Humanity
of St. Joseph County
Habitat for Humanity has a variety of programs to assist in providing
quality housing for low- and moderate-income families, including
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homeownership programs, aging in place programs, and housing
for victims of domestic violence.
HOPE Ministries HOPE Ministries assists homeless individuals in St. Joseph County
with housing, meals, and on-site healthcare.
IN*Source
IN*Source assists parents in St. Joseph County with the tools and
training to work with children with a variety of disabilities, while also
assisting the children with its programming.
La Casa de Amistad
La Casa de Amistad is a community center that works to provide
bilingual and bicultural youths and adults with programming in St.
Joseph County, with an emphasis on Hispanic/Latino culture.
Logan Center
The Logan Center supports people with intellectual and
developmental disabilities in St. Joseph County. A wide variety of
programs are run by the center for adults and children.
Mishawaka Food
Pantry
The Mishawaka Food Pantry provides food for individuals in the City
of Mishawaka and clothing for individuals throughout St. Joseph
County that are experiencing homelessness.
Near Northwest
Neighborhood, Inc.
Near Northwest Neighborhood is a neighborhood organization in
South Bend with a housing component. Near Northwest
Neighborhood will undertake housing rehabilitations in the
neighborhood to preserve housing for residents.
Notre Dame Economic
Justice Clinic
The Notre Dame Economic Justice Clinic is a pro bono legal clinic
run out of the Notre Dame University Law School. Among other
types of legal complaints, the Clinic will handle fair housing cases
in St. Joseph County.
Our Lady of the
Road/Motels for Now
Our Lady of the Road provides social services to those
experiencing homelessness and operates Motel for Now which
provides overnight shelter for chronically homeless individuals.
REAL Services
REAL Services provides social services to seniors in the region,
including meal delivery. REAL Services also acts as an advocate
for the disabled elderly in the region.
South Bend Heritage
Foundation
South Bend Heritage Foundation creates affordable housing
developments in the City of South Bend.
St. Joseph County
Public Library
The St. Joseph County Public Library provides educational
programming that serves youth, adults, and jobseekers in the
County, while acting as a welcoming public space.
St. Margaret’s House
St. Margaret’s House is a day center that welcomes women and
children who live in economic poverty. They also provide
educational and emotional support programs for women at the
facility.
Upper Room Recovery
Upper Room Recovery provides addiction services and a safe
space for recovering addicts. They also provide a women’s home
for recovering addicts who are women.
Youth Services
Bureau
Youth Services Bureau provides safety, shelter, and the opportunity
to succeed for all youth with a variety of services, including
emergency youth shelters, counseling programs, and a Drop In
Center.
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466 Works
466 Works is a non-profit development corporation designed to
develop affordable housing and provide resources for rehabilitation
for residents of the Southeast Neighborhood of South Bend.
11. Planning, Zoning, and Building Codes
St. Joseph County –
St. Joseph County Zoning addresses the zoning ordinances for the Town
of Lakeville, the Town of New Carlisle, the Town of North Liberty, the Town
of Osceola, and the Town of Roseland, as well as the unincorporated areas
of St. Joseph County. However, the City of Walkerton addresses its own
zoning ordinances.
Reasonable accommodations in St. Joseph County must receive zoning
approvals. Annexations are permitted in the State of Indiana provided they
are contiguous and 100% of the residents of the annexed land approve of
the annexation. The County follows the 2020 Indiana Residential Code, as
amended.
South Bend City –
The City of South Bend’s Zoning Ordinance received a comprehensive
update was adopted in 2019, and effective January 1, 2020 at the same
time as the City retook responsibility of zoning administration within its
corporate boundaries from the County.
Zoning Districts for the City of South Bend
Standard Districts
District Type Single-
Unit
Ancillary
Dwelling
Shared
Housing Duplex Multi-
Unit Commercial Industrial
S1 Suburban
Neighborhood 1 A C X SE X X X
S2 Suburban
Neighborhood 2 A A X A A X X
U1 Urban
Neighborhood 1 A C X SE X X X
U2 Urban
Neighborhood 2 A C X A A X X
U3 Urban
Neighborhood 3 A A SE A A X X
UF
Urban
Neighborhood
Flex
A A SE A A A/SE X
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NC Neighborhood
Center C A SE C A A X
DT Downtown C A A C A A X
Special Districts
OS Open Space X A X X X SE X
U University X C X X A A C
C Commercial X A X X X A C
I Industrial X A X X X A A
Overlay Districts
HP
Historic
Preservation
Overlay
Established to preserve buildings, other structures, and sites of historic,
architectural, engineering, and cultural significance in South Bend.
NNZO
Northeast
Neighborhood
Overlay
Codified recommendations of the Northeast Neighborhood Design Guidelines
which are most relevant and applicable to new development in the NNZO.
Source: City of South Bend Zoning Ordinance
Note: A – Allowed, C – Allowed subject to conditions, SE – Special Exception, X – Not Permitted
Much of the housing in the region is single-family housing, and the City has
created two Suburban Neighborhood types to guard that housing type. In
the S1 district, duplexes require special exceptions, while the S2 district
allows single-family detached residences as well as carriage houses,
cottage courts, duplexes, townhouses, apartment houses and stacked flats.
There are also six types of Urban Neighborhoods which allow varying
density of homes from single-family detached to multi-family apartment
buildings: U1, U2, U3, UF (Urban Flex), NC (Neighborhood Center), and DT
(Downtown). Variances must be requested for setbacks for housing.
Large, older single-family houses near the University of Notre Dame in the
City of South Bend are frequently divided into households by bedroom. The
definition of family in the City of South Bend has been intentionally kept
narrow to prevent overcrowded and deficient student housing and to
encourage construction of dedicated student housing. The City has also
created a Shared Housing use to allow for such housing in designated
zones. However, group homes for residential care are permitted in all
residential zones by State law.
In the City of South Bend, code enforcement issues are common,
particularly in rental housing, and the City is actively pursuing methods of
resolving these issues. Inspectors spend the majority of time in the field
ensuring code compliance, including conducting windshield inspections and
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interior/exterior inspections of rental units. Code enforcement frequently
cites absentee landlords for code deficient structures.
To combat the code issues with rental apartments in the region, the City of
South Bend adopted RSVP, which requires rental units to meet minimum
property standards. Following passing the RSVP inspection, units are
certified by the City.
Mishawaka City –
The City of Mishawaka’s Zoning Ordinance is designed to maintain a single-
family housing, primarily residential character. The Zoning Ordinance
allows for housing in some commercial zones as long as it follows the
relevant district zoning regulations. There is a special zoning district for
mobile homes. Unlike South Bend, Mishawaka does not allow for ancillary
housing units such as carriage houses, but it does allow agricultural uses in
nearly every district.
Zoning Districts for the City of Mishawaka
Standard Districts
District Type Single-
Unit
Mobile
Homes Duplex Multi-
Unit Commercial Industrial Civic
R-1 Single-Family
Residential P X X X X X P
R-2 Two-Family
Residential P X P X X X P
R-3 Multiple-Family
Residential X X P P L X P
R-4 Manufactured
Home Residential X P X X X X P
C-1 General
Commercial X X X X P X P
C-2 Shopping Center
Commercial X X X X P X P
C-3 City Center
Commercial P X P P P X P
C-4 Automobile-
Oriented X X X X P X P
C-5 Neighborhood
Commercial P P P X P X P
C-6 Linear Office
Commercial P X P X P X L
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C-7
Automobile-
Oriented
Restaurant
Commercial
X X X X P X P
C-8
High-Density
Suburban
Commercial
X X X X P X P
C-9 Automobile-
Oriented Sales X X X X P X P
C-10 Filling Stations X X X X P X P
I-1 Light Industrial X X X X X P X
I-2 Heavy Industrial X X X X X P X
Special Districts
S-1
Extensive Open
Space and Public
Use
This district is designed to help
preserve large tracts of land for land
extensive uses which are necessary
and desirable for the long term
health, use, and enjoyment of the
community
L X P
S-2 Planned Unit
Development
Planned Unit Development zoning will provide for: a variety of housing and
building types; useful patterns of open space and accessory commercial
development; the preservation of natural and scenic resources; more
efficient land use and utilities; and, a development pattern in harmony with
the Mishawaka Comprehensive Plan objectives for land use density,
transportation facilities, and community facilities.
Overlay Districts
H Historic Overlay
District
The City’s zoning ordinance does not appear to define a Historic Overlay
District or set any regulations regarding its use.
Source: City of Mishawaka Zoning Ordinance
Note: P – Permitted, C – Conditional, L – Limited Types, X – Not Permitted
The Mishawaka Zoning Ordinance defines family broadly, as either one or
more persons living in the same housekeeping accommodations, or one or
more individuals occupying premises as a single household with single
kitchen accommodations. This is in contrast to South Bend’s restrictive
definition, and it is unknown whether Mishawaka has difficulty enforcing
student housing restrictions as a result.
Mishawaka does not have a distance separation requirement for group
homes. However, inspections of group homes are required on the part of
police and fire departments, which could be considered discriminatory since
it is not required for other multi-family developments.
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U.S. Department of Housing and Urban Development (HUD)
HUD encourages its grantees to incorporate “visitability” principles into their
designs. Housing that is “visitable” has the most basic level of accessibility
that enables persons with disabilities to visit the home of a friend, family
member, or neighbor. “Visitable” homes have at least one accessible means
of egress/ingress for each unit, and all interior and bathroom doorways have
32-inch clear openings. At a minimum, HUD grantees are required to abide
by all Federal laws governing accessibility for disabled persons.
Federal Requirements
Federal laws governing accessibility requirements include Section 504 of
the Rehabilitation Act, the Americans with Disabilities Act, and the Fair
Housing Act.
Section 504 of the Rehabilitation Act (24 CFR Part 8), known as “Section
504” prohibits discrimination against persons with disabilities in any
program receiving Federal funds. Specifically, Section 504 concerns the
design and construction of housing to ensure that a portion of all housing
developed with Federal funds is accessible to those with mobility, visual,
and/or hearing impairments.
The Americans with Disabilities Act (42 U.S.C. 12131; 47 U.S.C. 155, 201,
218, and 225) (ADA) prohibits discrimination against persons with
disabilities in all programs and activities sponsored by state and local
governments. Specifically, ADA gives HUD jurisdiction over housing
discrimination against persons with disabilities.
The Fair Housing Act was amended in 1988 to include persons with
disabilities as a protected class, as well as to include design and
construction requirements for housing developed with private or public
funds. Specifically, this law requires property owners to make reasonable
accommodations to units and/or public areas in order to allow the disabled
tenant to make full use of the unit. Additionally, property owners are required
to make reasonable accommodations to rules or procedures to afford a
disabled tenant full use of the unit. As it relates to local zoning ordinances,
the Fair Housing Act prohibits local government from making zoning or land
use decisions, or implementing land use policies, that exclude or
discriminate against persons of a protected class.
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12. Taxes
Real estate property taxes may also impact housing affordability. This may
not be an impediment to fair housing choice, but it does impact the
affordability of housing.
The following table shows the millage rates (1/1000 of each dollar of
assessed property value) for jurisdictions within St. Joseph County.
St. Joseph County Property Tax Rate per Taxing District, 2023-2024
Taxing District Rate Taxing District Rate
001 Centre Township 2.7697 022 Mishawaka – PHM School 3.8675
002 South Bend – Centre 5.3227 023 Mishawaka – Penn 4.3748
003 Clay Township 2.5281 025 Portage Township 2.8018
004 South Bend – Clay 5.3384 026 South Bend – Portage 5.3548
005 Mishawaka – Clay 4.3566 027 Union Township 2.2698
006 Indian Village 2.5281 028 Lakeville 3.2273
007 Roseland 3.1207 029 Warren Township 2.7780
008 German Township 2.5112 030 Osceola 2.3066
009 South Bend – German 5.3215 031 Penn Township 2.0523
010 Greene Township 2.5271 032 Penn Twp-Mishawaka Schools 2.5596
011 Harris Township 2.0153 033 South Bend – Penn 4.8493
014 Lincoln Township 2.2872 034 Liberty Township 2.3168
015 Walkerton 3.8732 035 North Liberty 3.6223
016 Madison Township 1.7113 036 Mishawaka – Harris 3.8438
017 Olive Township 2.6822 037 South Bend Warren 5.3430
018 New Carlisle 3.8971
Source: St. Joseph County Office of Assessment
The Residential Tax Abatement program that may be available to potential
homeowners for consideration when thinking about building a new home.
This allows homebuyers to phase in costs and lessen the immediate
financial burden. There is also a legislative property tax cap for the State of
Indiana, where the maximum tax paid after deductions is capped through a
“circuit breaker” tax.
13. Transportation
Transportation plays an important aspect in determining where residents
choose to live. Some families choose to live in an area that is more private
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than physically connected, while others place more emphasis on proximity
to main arteries and highways for commuting to work.
Major Highways
St. Joseph County is traversed by the Indiana Toll Road
(Interstate 80/90), an east-west tolled superhighway near
the northern edge of the county. It serves as a major artery
between the eastern and midwestern United States for both
commercial and personal vehicles. Most residents would
use this route to access northwest Indiana, Chicago, and points west.
Other major highways include US 20 (the St. Joseph Valley Parkway)
passing south and west of Mishawaka and South Bend, Business US 20
parallelling the St. Joseph River via downtown South Bend to South Bend
International Airport, US 31 which passes Lakeville on its way north to the
Michigan border, and Business US 31 which begins at the US 31/St. Joseph
Parkway interchange and passes through downtown South Bend on its way
past the University of Notre Dame.
State Route 933 (the Lincolnway) connects downtown Mishawaka and
South Bend before turning north toward Niles, MI, and State Route 23
travels northeast-southwest from Granger through South Bend to
Walkerton.
Transpo
Transpo serves the City of South Bend, the City of
Mishawaka, and the outlying areas of St. Joseph
County, IN with 20 fixed routes (plus an additional
“Game Day Express” bus for University of Notre
Dame home football games) and paratransit in the Cities of South Bend and
Mishawaka. It also serves as the de facto school bus provider for School
City of Mishawaka. There is no bus service on Sundays or major holidays.
Over the last five years, Transpo’s ridership went from a high of 1,594,252
in 2019 to a low of 937,474 in 2020 (as a result of the COVID pandemic)
and has steadily risen to a 2023 total of 1,255,253 riders. The system’s
operating subsidy ratio is 89%; $5,263,404 of its annual funding is from local
assistance, $2,080,062 from state assistance, $2,849,749 from Federal
assistance, and $1,282,495 from fare revenue.
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Below is the Transpo service map:
Source: Transpo System Map, https://www.sbtranspo.com/plan-your-trip/system-map/
Transpo has 50 fixed route buses and 21 paratransit vehicles. All Transpo
vehicles are equipped with handicap lifts, and all Transpo fixed-route buses
are additionally equipped with bike racks. Transpo began a total fleet
renewal program in 2014 and completed it in 2023; its entire fixed-route fleet
is now fueled by compressed natural gas.
Passenger Rail
The Northern Indiana Commuter Transportation
District (NICTD) operates the South Shore Line
between South Bend International Airport and
downtown Chicago, IL, serving Michigan City, Gary, and intermediate stops.
The service offers six trains to and from Chicago on weekdays, with five on
weekends. At present South Bend Airport is the only stop within St. Joseph
County, but NICTD is considering reopening a stop in New Carlisle and
rerouting the line to terminate in downtown South Bend. Ridership to/from
South Bend was 142,652 passengers between May 2023 and April 2024.
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South Bend has two Amtrak trains daily in each direction, connecting it to
Chicago and to Boston, New York, and Washington, DC. Westbound trains
are scheduled to arrive at 7:45am and 9:20am but are often delayed;
eastbound trains depart at 1:45am and 5:40am, prior to the first daily
Transpo bus. It had 19,481 passenger arrivals and departures in FY 2023.
Air Travel
South Bend International Airport (SBN) is a
regional airport served by Allegiant Air,
American Airlines, Delta Airlines, and United
Airlines. As of October 2024, about 30 flights
arrive and depart from the airport daily. The
shortest distance flights are to Chicago O’Hare
International Airport and Detroit-Wayne County Airport; other destinations
include Atlanta, Charlotte, Dallas-Ft. Worth, Minneapolis-St. Paul, Orlando,
and Punta Gorda, FL. There are also FedEx and UPS air freight facilities at
the airport, as well as private/charter aircraft service.
During 2023, there were 411,562 enplanements at South Bend International
Airport.
14. Jobs and Workforce Development
Access to good employment affects housing choice. However, there can be
disparities in access to good jobs. The City of South Bend has
acknowledged these disparities and created the Office of Diversity and
Inclusion to address the disparities in wealth resulting from the historic
discrimination of certain protected classes. Stakeholders in the region have
largely identified that racial and ethnic minorities and women are more likely
to be disadvantaged financially, and therefore have limited housing choices.
Organizations and programs that are in place to develop the County’s
workforce, with an emphasis on diversity, include:
The City of South Bend’s Office of Diversity and Inclusion has a Diversity
and Inclusion Plan with 3-5 specific goals in the areas of internal workforce,
external workforce, and the makeup of the community. The Office
performed a disparity study to create accountability and enforce the City’s
MWBE (minority/women-owned business enterprise) ordinance for the first
time since it was enacted in 1983. The Office has been working to create
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race- and gender-neutral measures to increase business development and
support businesses at all levels from aspiration to scaling.
Upskill SB provides funding for City residents to work toward a
certificate in high-demand job fields. These include clean energy,
cybersecurity, data management, and project management.
The South Bend Technology Resource Center (TRC) was built in 2022
in Ignition Park to democratize technology in the Northern Indiana
region. It is intended for residents to learn about technology and data,
gain skills, and co-build an inclusive tech future for South Bend. The
center is managed by the nonprofit enFocus and has regular seminars,
workshops and events.
The Indiana Small Business Development Center focuses on
entrepreneurship. They serve small businesses and recruit small
businesses. Small businesses may have trouble recruiting employees
because they cannot fund the transportation and healthcare services
that their employees often need.
The Women’s Entrepreneurship Initiative is an accelerator that is
designed to assist women entrepreneurs in growing their businesses.
This organization, based at Saint Mary’s College and funded by the
US Small Business Association, is designed to assist women in
polishing a business plan and can gain access to high growth
industries in the region.
15. Education
Education is often an important factor influencing the opportunities for
where people choose to live. There are six (6) school districts in or partially
in St. Joseph County, as well as charter schools and private schools. The
six (6) districts are: John Glenn School Corporation, New Prairie United
School Corporation, Penn-Harris-Madison Schools, School City of
Mishawaka, South Bend Community School Corporation, and Union-North
United School Corporation.
To ensure Indiana schools
are performing, the State
uses the Indiana Department
of Education’s Graduates
Prepared to Succeed (GPS) platform, which is an online platform that
provides a building level academic score to all schools. Additionally, the
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GPS Dashboard informs the public of the academic performance measures
of each school and provides local teachers, administrators, and parents an
opportunity to compare the performance of local schools.
For the 2022-2023 and 2023-2024 school years, the Indiana Department of
Education no longer issues letter grades to indicate school and district
performance. Instead, it now issues school and district “report cards” with
multiple Headline Indicators. There are seven Benchmarked Headline
Indicators, of which five are currently published:
Kindergarten Readiness: Percentage of students demonstrating
the skills necessary to be considered ready to start kindergarten.
Coming soon.
PreK-Grade 2 Literacy: Percentage of PreK-Grade 2 students
demonstrating progress in essential early reading skills from one
year to the next. Coming soon.
3rd Grade Literacy: Percentage of grade 3 students showing
proficiency on IREAD-3. Goal: 95% by 2027.
6th Grade Math Growth: Percentage of grade 6 students meeting
their individual growth targets on the math ILEARN. Goal: 45.8% by
2030.
Graduation Pathways Completion: Percentage of grade 12
students who complete graduation requirements. Goal: 95% by
2030.
College & Career Credentials: Percentage of grade 12 students
earning high quality college and career credentials. Goal: 60% by
2030.
Employment & Enrollment: Percentage of grade 12 students
employed or enrolled, within Indiana, one year after their expected
graduation year. Goal TBD.
The following data table is provided through the Indiana DOE GPS
dashboard and shows the goal progress percentage of each student body.
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2023-2024 School Year Performance Grades
St. Joseph County, IN 3rd Grade Literacy 6th Grade Math Growth Graduation Pathways Completion College & Career Credentials Employment & Enrollment John Glenn School Corp 94.3% 44.7% 100% No Data 88.2%
New Prairie United
School Corp 95.6% 46.9% 97.6% No Data 87.8%
Penn-Harris-Madison
School Corp 87.7% 34.0% 98.1% 11.3% 84.6%
School City of
Mishawaka 73.3% 34.4% 85.9% 5.2% 86.2%
South Bend Community
School Corp 58.0% 15.5% 84.8% 4.2% 82.3%
Union-North United
School Crop 88.0% 50.5% 91.9% No Data 79.8%
Statewide Average 81.9% 35.1% 89.0% 5.5% 84.5%
Source: Indiana Department of Education
The Federal government tracks school demographics in Indiana through the
Indiana Federal Report Card, which is also published by the Indiana
Department of Education. Below are the enrollment numbers, racial
makeup, and selected other characteristics of the student bodies of all
public school districts in the County.
John Glenn School Corp, Walkerton, IN
2,012 students
89.7% White, 5.7% Hispanic, 3.1% Multiracial, 1.1% Black
45.1% Economically Disadvantaged (Free/Reduced Lunch)
21.0% High Ability
16.0% Students with Disabilities
New Prairie United School Corp, New Carlisle, IN
2,910 students
85.5% White, 9.3% Hispanic, 3.8% Multiracial, 1.0% Black
39.0% Economically Disadvantaged (Free/Reduced Lunch)
13.6% High Ability
16.4% Students with Disabilities
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Penn-Harris-Madison School Corp, Mishawaka, IN
11,360 students
71.3% White, 8.1% Hispanic, 7.3% Black, 7.1% Multiracial, 5.7%
Asian
29.2% Economically Disadvantaged (Free/Reduced Lunch)
26.0% High Ability
11.7% Students with Disabilities
School City of Mishawaka, Mishawaka, IN
5,128 students
64.4% White, 13.9% Black, 11.2% Multiracial, 10.1% Hispanic
70.2% Economically Disadvantaged (Free/Reduced Lunch)
10.3% High Ability
18.7% Students with Disabilities
South Bend Community School Corp, South Bend, IN
15,444 students
36.8% Black, 26.7% White, 24.8% Hispanic, 10.6% Multiracial
70.3% Economically Disadvantaged (Free/Reduced Lunch)
10.5% High Ability
18.9% Students with Disabilities
Union-North United School Corp, Lakeville, IN
1,228 students
88.8% White, 6.4% Hispanic, 3.6% Multiracial
47.1% Economically Disadvantaged (Free/Reduced Lunch)
8.0% High Ability
16.8% Students with Disabilities
The South Bend Community School Corp is the most diverse school district
in the region, and it is the only Minority-Majority school district in St. Joseph
County. The graduation rate in South Bend is lower than the graduation rate
for the State of Indiana (84.8% versus 89.0%).
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Higher Education
St. Joseph County is home to several colleges and universities. The most
well-known is the University of Notre Dame, a global leader in research,
sports, and education. Other colleges include Holy Cross College and St.
Mary’s College (which often function in concert with Notre Dame), Indiana
University South Bend, Bethel College in Mishawaka, and Ivy Tech
Community College in South Bend.
16. Section 3
HUD’s definition of Section 3 is:
Section 3 is a provision of the Housing and Urban Development Act
of 1968. The purpose of Section 3 to ensure that employment and
other economic opportunities generated by certain HUD financial
assistance shall, to the greatest extent feasible, and consistent with
existing Federal, State and local laws and regulations, be directed to
low- and very low income persons, particularly those who are
recipients of government assistance for housing, and to business
concerns which provide economic opportunities to low- and very low-
income persons.
The following are the guidelines that the City of South Bend’s Department
of Community Investment uses to accomplish Section 3 compliance:
Notifying the Housing Authority of South Bend and local job training
centers of new employment, training, or contracting opportunities
resulting from the expenditure of funding covered by Section 3.
Entering the Section 3 Clause into all covered contracts funded with
CDBG and HOME funds.
Assisting and actively cooperating with HUD in ensuring contractors
and subcontractors comply with Section 3.
Refraining from entering into contracts with contractors that are in
violation of Section 3 regulations.
Documenting actions taken to comply with Section 3 and submitting
Section 3 summary reports.
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During the preparation of this Analysis of Impediments study, no
impediments or complaints were mentioned or filed based on the HUD
Section 3 Requirements.
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C. Private Sector
The private sector has traditionally been the greatest
impediment to fair housing choice in regard to
discrimination in the sale, rental, or advertising of
dwellings, the provision of brokerage services, or in the
availability of financing for real estate purchases. The Fair
Housing Act and local laws prohibits such practices as
the failure to give the same terms, privileges, or information; charging
different fees; steering prospective buyers or renters toward a certain area
or neighborhood; or using advertising that discourages prospective buyers
or renters because of race, color, religion, sex, handicap, familial status,
national origin, and sexual orientation.
1. Community Homebuyers Corporation
The Community Homebuyers Corporation is a non-profit homeownership
program in South Bend. The program is a loan pool that is operated by a
consortium of seven bankers and credit unions in the region in conjunction
with the City of South Bend’s Department of Community Investment. The
Community Homebuyers Corporation has no minimum mortgage rate that
they require to provide a homeownership loan.
In recent years, given the competitive housing market, the Community
Homebuyers Corporation has struggled to expend all of its available funds.
This is due primarily to the lack of affordable housing as well as high interest
rates (which increase costs). Loans disbursed by the Community
Homebuyers Corporation traditionally have low delinquency rates and
default rates. Participants are required to complete financial and budget
counseling and homebuyer education with a HUD certified Housing
Counseling Agency.
2. Newspaper/Magazine Advertising
Under Federal Law, no advertisement with respect to the sale or rental of a
dwelling unit may indicate any preference, limitation, or discrimination
because of race, color, religion, sex, handicap, familial status, or national
origin. Under the Fair Housing Act Amendments, descriptions are listed in
regard to the use of words, photographs, symbols, or other approaches that
are considered discriminatory.
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3. Private Financing
The Financial Institutions Reform, Recovery, and Enforcement Act of 1989
(F.I.R.R.E.A.) requires any commercial institution that makes five (5) or
more home mortgage loans per year, to report all home loan activity to the
Federal Reserve Bank under the Home Mortgage Disclosure Act (HMDA).
The annual HMDA data can be found online at www.ffiec.gov/hmda/ and is
included in Part VII, Appendix C of this Analysis of Impediments. This
analysis uses 2023 HMDA data in order to relate with the Five-Year
Consolidated Plan. The available data indicates that there may be
discriminatory lending patterns between minority and non-minority
households. The following tables provide an analysis of the HMDA data in
the South Bend & Mishawaka Metropolitan Statistical Area (MSA). Data for
the City of South Bend & Mishawaka and St. Joseph County is highlighted
where possible.
This analysis uses 2023 HMDA data to identify any discriminatory lending
patterns between minority and non-minority households. The following two
(2) tables provide an analysis of the HMDA data in the St. Joseph & South
Bend-Mishawaka Metropolitan Statistical Area (MSA).
It should be noted that the HMDA data pertains to the entire South Bend-
Mishawaka, IN-MI MSA, which includes both St. Joseph County, IN and
Cass County, MI. While data for St. Joseph County is highlighted where
possible, there are many differences between the County and the
surrounding counties and municipalities that may provide some skewed
outcomes.
The following table compares lending in St. Joseph County to the South
Bend-Mishawaka, IN-MI MSA. Lending in St. Joseph County has been
extracted from the MSA data based on census tract. Conventional loans in
St. Joseph County comprised 82.9% of the number of such loans in the
MSA as a whole and 79.8% of the value of such loans.
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HMDA Data Analysis for 2023
Home Purchase Loans
FHA, FSA / RHS
& VA Conventional Refinancing
Home
Improvement
Loans
# $ x 1000 # $ x 1000 # $ x 1000 # $ x 1000
St. Joseph
County 1,986 177,458 8,342 137,924 855 121,533 1,236 67,905
South Bend &
Mishawaka
MSA
2,388 201,556 9,909 157,713 1,025 241,312 1,528 68,842
% of MSA
lending in St.
Joseph County
83.17% 88.04% 84.19% 87.45% 83.41% 50.36% 80.89% 98.64%
Source: https://www.ffiec.gov/hmda/
The following table shows the conventional loan applications in South Bend
& Mishawaka MSA. 8,342 of the MSA’s 9,909 mortgage applications came
from St. Joseph County, which is 84.19% of applications. Over one half
(60.43%) of the loan applications in the County were originated, while nearly
a fifth (19.61%) were denied. County applicants had about the same
origination rate than the MSA as a whole, which had 60.32% of all loans
originated, as well as 19.44% of denied applications.
Disposition of Conventional Loans
St. Joseph County
Count % of St. Joseph
County Applications
% of Total MSA
Applications
Loans Originated 5,978 60.43% 60.32%
Approved, Not Accepted 386 4.09% 3.90%
Applications Denied 1,926 19.61% 19.44%
Applications Withdrawn 910 8.87% 9.18%
File Closed for
Incompleteness 292 2.69% 2.95%
Source: https://www.ffiec.gov/hmda/
The following table outlines the disposition of conventional loans in South
Bend & Mishawaka MSA by income level. Loan applications from low-
income households have the highest denial rates by a large margin, while
above average income households have the lowest denial rates and highest
origination rates. The percentage of loans originated and percentage of
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applications denied are both correlated with income, whereas the higher the
income level, the more likely the application will be approved and loan
originated.
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Disposition of Conventional Loans by Income
Level in the South Bend-Mishawaka, IN-MI MSA – 2023
Applications
Received Loans Originated
Applications
Approved, Not
Accepted
Applications
Denied
Applications
Withdrawn
Applications
Withdrawn or
Closed for
Incompleteness
Income Level Count % of
Total Count
% of
Total
Income
Level
Count
% of
Total
Income
Level
Count
% of
Total
Income
Level
Count
% of
Total
Income
Level
Count
% of
Total
Income
Level
Less than
50% of MSA
Median
2,250 4.4% 968 43.0% 75 3.3% 564 25.1% 228 10.1% 83 3.7%
50-79% of
MSA Median 3,203 20.1% 1,689 52.7% 99 3.1% 493 15.4% 286 8.9% 95 3.0%
80-99% of
MSA Median 1,387 21.3% 794 57.2% 50 3.6% 199 14.3% 115 8.3% 43 3.1%
100-119% of
MSA Median 875 20.1% 632 72.2% 24 2.7% 131 15.0% 68 7.8% 20 2.3%
120% or More
of MSA
Median
2,806 34.1% 1,969 70.2% 190 6.8% 377 13.4% 282 10.0% 85 3.0%
Total 12,297 100.0% 5,978 48.6% 386 3.1% 1,924 15.7% 910 7.4% 292 2.4%
Source: https://www.ffiec.gov/hmda/
The following tables show the disposition of conventional loans where the race of the applicant was reported,
disaggregated by minority status and income level for the South Bend & Mishawaka MSA. The number of
applications for conventional loans submitted by White applicants outnumbers minority applicants in each
income level analyzed.
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Conventional Loan Disposition Rates by
Minority Status, Less than 50% of MSA Median Income Applications Received Applications Received % of Total Applications Loans Originated % of Received Applications by Minority Status Applications Approved but Not Accepted % of Received Applications by Minority Status Applications Denied % of Received Applications by Minority Status Applications Withdrawn % of Received Applications by Minority Status Applications Closed for Incompleteness % of Received Applications by Minority Status American Indian or
Alaska Native 27 1.2% 12 44.4% 2 7.4% 3 11.1% 5 18.5% 5 18.5%
Asian 24 1.1% 10 41.7% 2 8.3% 11 45.8% 1 4.2% 0 0.0%
Black or African
American 221 9.8% 86 38.9% 7 3.2% 86 38.9% 30 13.6% 12 5.4%
Native Hawaiian or
Other Pacific Islander 5 0.2% 2 40.0% 0 0.0% 2 40.0% 1 10.0% 0 0.0%
White 1,641 72.9% 858 52.3% 64 3.9% 462 28.2% 191 11.6% 66 4.0%
Hispanic or Latino 233 10.4% 120 51.5% 6 2.6% 72 30.0% 31 13.3% 4 1.7%
Not Hispanic or Latino 1,700 75.6% 856 50.4% 67 3.9% 495 29.1% 206 12.1% 76 4.5%
Total 2,250 100.0% 968 43.0% 75 3.3% 564 25.1% 228 10.1% 83 3.7%
Source: https://www.ffiec.gov/hmda/
White applicants have the highest origination rate 50% below median income. In this income category, Black
and Hispanic applicants have a higher denial rate than their application rate, as do American Indian or Alaska
Native applicants.
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Conventional Loan Disposition Rates by
Minority Status, 50-79% of MSA Median Income Applications Received Applications Received % of Total Applications Loans Originated % of Received Applications by Minority Status Applications Approved but Not Accepted % of Received Applications by Minority Status Applications Denied % of Received Applications by Minority Status Applications Withdrawn % of Received Applications by Minority Status Applications Closed for Incompleteness % of Received Applications by Minority Status American Indian or
Alaska Native 24 1.2% 13 54.2% 0 0.0% 8 33.3% 0 0.0% 3 12.5%
Asian 51 1.0% 28 54.9% 0 0.0% 9 17.6% 9 17.6% 5 9.8%
Black or African
American 295 10.1% 124 42.0% 7 2.4% 68 23.1% 34 11.5% 6 2.0%
Native Hawaiian or
Other Pacific Islander 7 0.2% 5 71.4% 0 0.0% 1 14.3% 2 28.6% 0 0.0%
White 2,340 63.7% 1519 64.9% 92 3.9% 407 17.4% 241 10.3% 81 3.5%
Hispanic or Latino 289 11.1% 173 59.9% 14 4.8% 57 19.7% 36 12.5% 9 3.1%
Not Hispanic or Latino 2,440 66.3% 1,542 63.2% 102 4.2% 452 18.5% 250 10.2% 94 3.9%
Total 3,203 100.0% 1,689 52.7% 99 3.1% 493 15.4% 286 8.9% 95 3.0%
Source: https://www.ffiec.gov/hmda/
In this income category, Black, Asian, and Hispanic applicants have a higher denial rate than their application
rate, as do American Indian or Alaska Native and Native Hawaiian or Other Pacific Islander applicants.
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Conventional Loan Disposition Rates by
Minority Status, 80-99% of MSA Median Income Applications Received Applications Received % of Total Applications Loans Originated % of Received Applications by Minority Status Applications Approved but Not Accepted % of Received Applications by Minority Status Applications Denied % of Received Applications by Minority Status Applications Withdrawn % of Received Applications by Minority Status Applications Closed for Incompleteness % of Received Applications by Minority Status American Indian or
Alaska Native 17 1.2% 8 47.1% 1 5.9% 6 35.3% 2 11.8% 0 0.0%
Asian 31 2.2% 21 67.7% 1 3.2% 4 12.9% 2 6.5% 2 6.5%
Black or African
American 91 6.6% 64 50.8% 4 3.2% 32 25.4% 14 11.1% 10 7.9%
Native Hawaiian or
Other Pacific Islander 2 0.1% 0 0.0% 0 0.0% 2 100.0% 0 0.0% 0 0.0%
White 1,028 74.1% 701 68.2% 44 4.3% 155 15.1% 97 9.4% 31 3.0%
Hispanic or Latino 92 6.6% 60 65.2% 2 2.2% 20 21.7% 7 7.6% 3 3.3%
Not Hispanic or Latino 1,079 77.8% 699 64.8% 55 5.1% 180 16.7% 113 10.5% 32 3.0%
Total 1,387 100.0% 794 57.2% 50 3.6% 199 14.3% 115 8.3% 43 3.1%
Source: https://www.ffiec.gov/hmda/
In this income category, Black, Asian, and Hispanic applicants have a higher denial rate than the overall
population, as do Native Hawaiian or Other Pacific Islander applicants.
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Conventional Loan Disposition Rates by
Minority Status, 100-119% of MSA Median Income Applications Received Applications Received % of Total Applications Loans Originated % of Received Applications by Minority Status Applications Approved but Not Accepted % of Received Applications by Minority Status Applications Denied % of Received Applications by Minority Status Applications Withdrawn % of Received Applications by Minority Status Applications Closed for Incompleteness % of Received Applications by Minority Status American Indian or
Alaska Native 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
Asian 12 1.4% 6 50.0% 2 16.7% 2 16.7% 1 8.3% 1 8.3%
Black or African
American 54 6.2% 29 53.7% 0 0.0% 14 25.9% 6 11.1% 5 9.3%
Native Hawaiian or
Other Pacific Islander 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.0% 0 0.0%
White 809 92.5% 597 73.8% 22 2.7% 115 14.2% 61 7.5% 14 1.7%
Hispanic or Latino 57 6.5% 35 61.4% 1 1.8% 16 28.1% 4 7.0% 1 1.8%
Not Hispanic or Latino 829 94.7% 605 73.0% 26 3.1% 118 14.2% 64 7.7% 16 1.9%
Total 875 100.0% 632 72.2% 24 2.7% 131 15.0% 68 7.8% 20 2.3%
Source: https://www.ffiec.gov/hmda/
In this income category, Black and Hispanic applicants have a higher denial rate than the overall population,
as do American Indian or Alaska Native and Native Hawaiian or Other Pacific Islander applicants.
In the table below, the number of White, non-Hispanic upper-income applicants significantly outnumbers the
number of minority applicants. Of the racial/ethnic groups with more than 20 applicants in this income category,
Black or African American, Asian applicants and Hispanic applicants have a lower origination rate and a higher
denial rate to white applicants.
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Conventional Loan Disposition Rates by
Minority Status, 120% or More of MSA Median Income Applications Received Applications Received % of Total Applications Loans Originated % of Received Applications by Minority Status Applications Approved but Not Accepted % of Received Applications by Minority Status Applications Denied % of Received Applications by Minority Status Applications Withdrawn % of Received Applications by Minority Status Applications Closed for Incompleteness % of Received Applications by Minority Status American Indian or
Alaska Native 15 0.5% 12 80.0% 0 0.0% 3 20.0% 0 0.0% 0 0.0%
Asian 114 4.1% 71 62.3% 2 1.8% 17 14.9% 17 14.9% 7 6.1%
Black or African
American 142 5.1% 86 60.6% 4 2.8% 29 20.4% 16 11.3% 7 4.9%
Native Hawaiian or
Other Pacific Islander 4 0.1% 1 25.0% 0 0.0% 2 50.0% 0 0.0% 1 25.0%
White 2,531 90.2% 1,799 71.1% 87 3.4% 326 12.9% 249 9.8% 70 2.8%
Hispanic or Latino 120 4.3% 69 57.5% 5 4.2% 27 22.5% 12 10.0% 7 5.8%
Not Hispanic or Latino 2,693 96.0% 1,894 70.3% 92 3.4% 343 12.7% 286 10.6% 78 2.9%
Total 2,806 100.0% 1,969 70.2% 190 6.8% 377 13.4% 282 10.0% 85 3.0%
Source: https://www.ffiec.gov/hmda/
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In the table below, the largest share of loan denials overall was cited as credit history, 602 denials or 31.1%
followed by debt-to-income ratio, 513 denials or 26.7%. These reasons were the most common across all
income levels.
Conventional Loan Denial Rates by Denial Reason and Income Level
Less than 50%
Low
50-79%
Middle
80-99%
Upper- Middle
100-119%
Upper
120% or More
High Total Denials Count % of Income Level Count % of Income Level Count % of Income Level Count % of Income Level Count % of Income Level Count % of Total Debt- to-Income
Ratio 30 23.44% 78 20.05% 77 19.85% 72 22.02% 256 36.99% 513 26.7%
Employment History 2 1.56% 3 0.77% 12 3.09% 3 0.92% 4 0.58% 24 1.2%
Credit History 50 39.06% 138 35.48% 124 31.96% 113 34.56% 177 25.58% 602 31.3%
Collateral 16 12.50% 64 16.45% 66 17.01% 57 17.43% 76 10.98% 279 14.5%
Insufficient Cash 1 0.78% 4 1.03% 2 0.52% 2 0.01% 6 0.87% 15 .8%
Unverifiable
Information 19 14.84% 43 10.05% 32 8.25% 34 10.40% 81 11.71% 209 10.9%
Credit Application
Incomplete 5 3.91% 34 8.84% 39 10.05% 33 10.09% 59 8.53% 170 8.8%
Mortgage Insurance
Denied 0 0.00% 0 0.00% 0 0.00% 0 0.00% 0 0.00% 0 0.0%
Other 5 3.91% 25 6.43% 36 9.28% 13 3.98% 33 4.77% 112 5.8%
Total Denials and
% of Total 128 6.65% 389 20.22% 388 20.17% 327 17.00% 692 35.97% 1,924 100.00%
Source: https://www.ffiec.gov/hmda/
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In summary, the HMDA data shows that nearly half (48.6%) of loan applications in the
South Bend & Mishawaka MSA were originated, and slightly less than one-sixth (15.7%)
were denied.
In the South Bend & Mishawaka MSA, the number of White applicants exceeds the
number of minority applicants. Additionally, the origination rates are higher and denial
rates lower for White applicants than for Black or African American applicants in every
income category. As incomes decrease, denial rates increase, often due to these
applicants being first-time homebuyers with little to no collateral, poor credit history, and
debt. While denial rates decrease as income increases, minorities still have higher denial
rates even within the same income groups.
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D. Citizen Participation
The South Bend Department of Community Investment and the Mishawaka
Department of Community Development undertook a broad participation
strategy for this Analysis of Impediments to Fair Housing Choice to engage
as many individuals, organizations, and agencies as possible.
Stakeholders: The City of South Bend and the City of Mishawaka
developed a list of stakeholders with direct knowledge of, and experience
in, the housing market and issues affecting fair housing. Identified
stakeholders were divided into the following categories:
Planning and Zoning Agencies
Continuum of Care
Education Organizations
Housing Authorities
Faith Based Organizations
Social Services Agencies and Organizations
Economic Development Agencies and Organizations
Fair Housing Organizations
Banks, Credit Unions, and Lenders
Housing Developers
Public Safety Agencies
Neighborhood Organizations
Transportation Agencies
Healthcare Providers
Advocacy Groups
Housing Agencies
Elected Leaders
Agency/Organization/Stakeholder Meetings: The City of South Bend
and the City of Mishawaka contacted all identified organizations and
agencies to set up smaller meetings consisting of similar organizations to
hold more in-depth conversations. These meetings were held via
teleconference.
Planning Organizations – August 12, 2024
Housing Authorities – August 13, 2024
Continuum of Care – August 13, 2024
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Faith-Based Organizations – August 14, 2024
Social Services – August 14, 2024 & August 15, 2024
Workforce and Economic Development Agencies – August 15, 2024
& August 21, 2024
Fair Housing Organizations – August 15, 2024
Banks/Mortgage Companies – August 16, 2024
Neighborhood Organizations – August 19, 2024 & August 20, 2024
Housing Providers – August 19, 2024
Public Transit – August 20, 2024
Health Services – August 21, 2024
Advocacy Organizations – August 22, 2024
Any identified stakeholders that were not available to attend the meeting,
as well as some of the aforementioned stakeholders, were then called to
either (1) follow-up if they partook in either of the Community Meetings or
(2) discuss fair housing issues with agencies/individuals who were unable
to attend one of the Public Meetings.
Public Meetings: The City of South Bend and the City of Mishawaka also
held two (2) Public Meetings to engage the public and local
organizations/agencies and help identify issues impacting Fair Housing
Choice. The First Public Meeting was held on Wednesday, August 7, 2024
at the South Bend Tech Resource Center and the Second Public Meeting
was held on Thursday, August 8, 2024 at the Mishawaka City Hall.
There were no other resident attendees at the meeting held in the City of
South Bend and two (2) resident attendees at the meeting held in the City
of Mishawaka. Additionally, the twenty-one (21) scheduled meetings with
various government staff, social service organizations, housing agencies,
realtors, and banks were well-attended. Public Meetings were advertised in
the “South Bend Tribune,” the largest English-language newspaper in
circulation in the area, and “El Puente” (Spanish) newspapers.
The City of South Bend and the City of Mishawaka emailed Public
Meeting and Stakeholder Meeting invitations to:
o Advocacy Agencies
o Banking Institutions
o Workforce and Economic Development Organizations
o Fair Housing Agencies
o Housing Agencies
o Housing Authorities
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o Planning Agencies
o Social Service Agencies
o Educational Institutions
o Transportation Agencies
Additional Outreach: The City of South Bend and the City of Mishawaka
also employed the following to encourage extensive engagement and
participation:
Invitations to the stakeholder meetings were sent out by the Cities prior
to the meetings (August 12th through August 22nd).
The City of South Bend and the City of Mishawaka also sent Agency
Surveys for any representatives who could not attend over video call.
The Cities received three (3) surveys from organizations who were
unable to attend the public hearings or individual group meetings.
The City of South Bend and the City of Mishawaka conducted follow-up
meetings via Zoom with three (3) additional organizations who were
unable to attend the public hearings or individuals group meetings.
Outreach to Persons with Disabilities: The City of South Bend and the
City of Mishawaka conducted stakeholder interviews using the Zoom
teleconference software allowing individuals who could not attend in person
to contribute.
Resident Surveys: The survey was available online in both English and
Spanish and physical copies were placed on public display to encourage
resident input. Links to the survey were also posted on the Cities’ websites
and sent to stakeholder agencies.
The online survey produced 195 responses. Actions to spread knowledge
of the surveys included posting the survey on sending the survey to
neighborhood organizations and associations for distribution, and emailing
the link to interested parties. The information provided in these anonymous
surveys were crucial in developing an accurate assessment of fair housing
issues in the County and Cities.
The following is a summary of the 195 responses received:
Notable Characteristics
Some of the notable characteristics of respondents included (as a
percentage of those that answered each question):
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The majority of respondents are female at 73.44%.
The majority (61.90%) of respondents are White.
Approximately 32.99% of responders were over the age of 60. The next
largest age demographic was 40-49 year olds with 25.26% of all
respondents.
30.37% came from two person households.
60.42% were homeowners.
37.20% of respondents did not know how to report fair housing violations
The following is a list of needs/issues associated with different areas of
community and economic development. Values were calculated as a
percentage of those that answered each question.
Accessibility:
17.02% of respondents believe that there are is a need for curb and
sidewalk improvements in the County.
Employment:
Only 66.6% of respondents indicated that there are employment issues
in the County.
Of the respondents, 63.85% believed a lack of transportation hinders
employment opportunities.
50.77% believed there was a lack of childcare for workers.
Housing:
89.2% said that there are housing issues within St. Joseph County,
and 76.44% of those respondents think affordability is the biggest issue.
51.15% do not believe there is enough housing options or inventory for
residents.
50.00% of residents believe there is a need for major rehabilitation of
housing units across the County
17.82% of respondents believe there is a need for more accessible
housing.
Other housing issues, needs, and programs include vacant housing, low-
quality housing, absent landlords, and lead-based paint.
Fair Housing:
Only 43.29% of respondents know how to report fair housing violations
in Saint Joseph County. 19.51% were unsure.
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Reasons Fair Housing Complaints Are Not Reported:
64.43% specifically mention fear of retaliation, including eviction, legal
reprisal, and poor retreatment.
69.13% point to a lack of knowledge in reporting practices as a cause.
51.68% reported that persons may distrust the process.
Transportation:
66.6% of respondents stated that there are problems or issues with
public transportation in St. Joseph County.
57.69% believe there are not enough service hours for transportation
services.
43.85% believe public transit is currently unreliable.
Other:
61.33% of respondents believe that there is a need to demolish and
clear vacant dilapidated structures.
Many respondents believed that social services for homeless and
childcare are needed in their communities.
The following table illustrates the types of situations that may result in
further discriminations and/or barriers to fair housing in St. Joseph
County:
Resident Survey Results
Yes No Unsure
State or Local Laws and policies that limit
Housing Choices 51.30% 16.23% 32.47%
Lack of Fair Housing organizations in the City 39.47% 27.63% 32.89%
Lack of Knowledge among bankers/lenders
regarding fair housing 47.37% 17.76% 34.87%
Lack of knowledge among landlords and property
managers regarding fair housing 57.24% 14.47% 28.29%
Lack of knowledge among real estate agents
regarding fair housing 46.31% 22.15% 31.54%
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Lack of knowledge among residents regarding
fair housing 66.01% 11.11% 22.88%
Lack of accessible housing for persons with
disabilities 56.95% 11.92% 31.13%
Lack of accessibility in neighborhoods 57.05% 16.11% 26.85%
Lack of fair housing education 62.50% 13.16% 24.34%
Lack of affordable housing in certain areas 79.35% 7.10% 13.55%
Concentration of subsidized housing in certain
neighborhoods 63.33% 10.67% 26.00%
Source: Citizen Survey
Additional Comments or Concerns:
Typical responses included:
“Rent and housing prices are too high.”
“Mental health services for the poor and houseless are unavailable.”
“People with criminal records have a difficult time finding housing.
What housing is available is often substandard.”
Public Meeting on the Draft AI Public Comments
The 2025-2029 Analysis of Impediments to Fair Housing Choice was made
available on the City of South Bend’s website at
https://southbendin.gov/department/community-investment/neighborhood-
development/, the City of Mishawaka’s website at
http://mishawaka.in.gov/communitydevelopment, and a hardcopy was
placed at the following locations beginning on November 27, 2024:
The St. Joseph County Public Library (all branches)
Mishawaka Public Library (all branches)
Walkerton Public Library
New Carlisle-Olive Township Public Library
City of South Bend Department of Community Investment
City of South Bend Office of the Clerk
City of Mishawaka Department of Community Development
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The document was on public display for a period of thirty (30) days.
Residents were encouraged to submit written or oral feedback on the
Analysis of Impediments.
Based on the citizen participation process and fair housing analysis, the City
of South Bend, the City of Mishawaka, and St. Joseph County staff identified
the following fair housing issues:
Housing Opportunities:
There is a lack of affordable housing in St. Joseph County that is
decent, safe, and sanitary.
There is a lack of Federal and State funds for housing subsidies and
the development of new affordable housing is not economically
feasible for private developers.
There is a lack of affordable rental units within the County. Rent has
increased to the point where 46.0% of all rental households in the
County are cost burdened.
There is a lack of affordable housing units in areas of opportunity
where low-income persons and households may move.
There is a lack of financing to support the purchase of affordable
starter homes.
There is enough vacant land for infill housing, but a lack of financial
incentives to develop affordable housing on the vacant land.
Housing Choice:
Housing units that are deteriorated and below code standards tend
to be available at affordable rents.
The special needs population in St. Joseph County, particularly in
the City of South Bend, has grown. It is necessary to rehabilitate and
construct housing units which are accessible to this growing
population.
There is a need to demolish vacant housing units which are a
blighting influence on neighborhoods and prevent new housing
developments.
There are physical, economic, and social justice barriers that impede
the development of new affordable and accessible housing in St.
Joseph County.
There is a lack of "mixed-income" housing being built in the County.
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Cost burden:
Approximately 14.2% of homeowners and 42.2% of renters in the
County are cost burdened of 30% or more.
Seniors, on fixed income, cannot afford to make the repairs,
alterations, and accommodations to their homes to make them
accessible to their needs.
Disability/Accessibility:
There is a lack of housing in the County that is accessible and
affordable for the elderly, the disabled, and persons with special
needs.
The denial by landlords to make reasonable modifications and
accommodations limits the amount of accessible units in the County
that are for rent for persons with special needs.
Fair Housing:
Tenants and homebuyers do not always file housing discrimination
complaints when renting or buying a home.
Persons with Limited English Proficiency (LEP) do not always have
a fair housing choice.
There is a lack of cooperation on the part of landlords to address
accessibility issues.
There is a lack of awareness of tenants' rights, including what
reasonable modifications and accommodations are.
Access/Mobility:
The lack of public transportation in the County is not convenient for
work, health care, shopping, etc., which limits the choices where a
low-income household can live.
A lack of sidewalks in neighborhoods limits walkability for disabled
and elderly residents of the County.
Families and individuals have a right to live wherever they chose if
affordable housing is available outside areas of concentration.
The St. Joseph County Housing Consortium held two Public Hearings on
the “draft” 2025-2029 Analysis of Impediments on, December 11, 2024 and
December 12, 2024 in the Cities of South Bend and Mishawaka. There were
no public comments.
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V. Actions and Recommendations
The following impediments to fair housing choice and recommendations are
presented to assist the Cities of South Bend and Mishawaka, and St. Joseph
County to affirmatively further fair housing in the Region. The previously identified
impediments to fair housing choice were discussed in Section III and progress was
reported for each impediment. New and carried-over impediments to Fair Housing
Choice are presented on the pages that follow. Of the previously identified
impediments, the lack of affordable housing for sale and for rent, the lack of
accessible housing, and economic barriers are still present in St. Joseph County,
despite the Cities’ and County’s best efforts. Based on national trends, these will
continue to be addressed by the City of South Bend, the City of Mishawaka, and
St. Joseph County.
Below is a list of impediments that were developed by the City of South Bend, the
City of Mishawaka, and St. Joseph County for the shared 2025 Analysis of
Impediments to Fair Housing Choice.
A. Impediments to Fair Housing Choice
The City of South Bend, the City of Mishawaka, and St. Joseph County have
identified the following impediments for the 2025 Analysis of Impediments
to Fair Housing Choice and have defined specific goals and strategies to
address each impediment.
Impediment 1: Lack of Affordable Housing for Sale
The median value and cost to purchase a single-family home in St.
Joseph County that is decent, safe, and sound has increased
significantly to over $165,700. For the City of South Bend it is over
$113,800, and for the City of Mishawaka it is $128,200. This limits the
choice of housing for lower-income households throughout the County
and in both Cities.
Goal: Development of for-sale, single-family homes for lower-income
households will occur through new construction, infill housing, and the
rehabilitation of vacant structures throughout St. Joseph County and
the Cities of South Bend and Mishawaka.
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Strategies: To meet this goal, the following activities and strategies
may be undertaken by St. Joseph County and the Cities of South Bend
and Mishawaka:
1-A: Support and encourage plans from both private developers
and nonprofit housing providers to develop and construct new
affordable housing that is for sale for lower-income households
throughout the Cities and County.
1-B: Support homebuyer education and training programs to
improve homebuyer awareness and increase the opportunities for
lower-income households to become homebuyers by affirmatively
furthering fair housing choice.
1-C: Provide funds for down payment and closing cost assistance
to lower-income households.
1-D: Promote housing counseling programs for first-time
homebuyers.
Impediment 2: Affordable Rental Housing
The current supply of rental housing is not necessarily affordable to
lower-income households. The monthly housing cost for apartments
has steadily increased to the point that 46.0% of all rental households
in St. Joseph County, 49.0% of all rental households in South Bend,
and 44.5% of all rental households in Mishawaka are considered cost
burdened by 30% or more.
Goal: The development of affordable rental housing will occur
throughout the County and both Cities, especially for households
whose income is less than 60% AMI, through new construction, the
rehabilitation of vacant buildings, and the development of mixed-
income housing, to reduce the number of lower-income households
who are cost burdened.
Strategies: To meet this goal, the following activities and strategies
may be undertaken by St. Joseph County and the Cities of South Bend
and Mishawaka:
2-A: Support and encourage both private developers and nonprofit
housing providers to develop plans for the construction of new
affordable and mixed-income rental housing.
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2-B: Support and encourage the rehabilitation of the existing
housing stock and new housing which will be decent, safe, sound
and affordable rental housing to lower-income households.
2-C: Support and encourage the development of independent
housing and community living arrangements for the disabled in the
County and both Cities.
2-D: Provide financial assistance in the form of development
subsidies, so low-income households that are cost burdened,
particularly households whose incomes are at or below 60% of
AMI, are able to afford decent, safe, and sound housing.
2-E: Promote partnerships with the local housing authorities and
private and nonprofit housing developers to construct additional
Low Income Housing Tax Credit (LIHTC) multi-family rental
housing in high opportunity areas of the County and Cities.
Impediment 3: Continuing Need for Accessible Housing Units
As an older built-up environment, there is a lack of accessible housing
units in St. Joseph County and the Cities of South Bend and
Mishawaka. Since 41.5% of the County’s housing units, 60.6% of South
Bend’s housing units, and 31.3% of Mishawaka’s housing units were
built prior to 1960, these units were not constructed with accessibility
features. It is estimated that 13.4% of the County’s overall population,
14.4% of South Bend’s population, and 16.4% of Mishawaka’s
population is classified as disabled.
Goal: Increase the number of accessible units for the physically
disabled and developmentally delayed through new construction and
rehabilitation of existing housing.
Strategies: To meet this goal, the following activities and strategies
may be undertaken by St. Joseph County and the Cities of South Bend
and Mishawaka:
3-A: Promote programs to increase the amount of accessible
housing through rehabilitation of existing housing stock for
homeowners and renters.
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3-B: Encourage the development of new construction of accessible
and visitable housing through financial or developmental
incentives.
3-C: Continue to enforce ADA and Fair Housing requirements for
landlords to make “reasonable accommodations” for tenants who
are disabled.
3-D: Continue to promote programs and provide funds to assist
elderly homeowners with accessibility improvements to their
properties so they may remain in their own homes.
Impediment 4: Fair Housing Education and Outreach
There is a continuing need to educate persons about their rights under
the Fair Housing Act and to raise community awareness to affirmatively
further fair housing.
Goal: All residents of St. Joseph County and the Cities of South Bend
and Mishawaka will have an increased awareness and knowledge of
their rights under the Fair Housing Act and the County and Cities will
continue to affirmatively further fair housing, especially for low-income
residents, minorities, and the disabled population.
Strategies: To meet this goal, the following activities and strategies
may be undertaken by St. Joseph County and the Cities of South Bend
and Mishawaka:
4-A: Continue to promote fair housing awareness through the
media, seminars, and training, to provide educational opportunities
for all persons to learn more about their rights under the Fair
Housing Act, Americans with Disabilities Act, and visitability.
4-B: Continue to provide and distribute literature and informational
material in English and Spanish concerning fair housing issues, an
individual’s housing rights, and the landlords’ responsibilities to
affirmatively further fair housing, including laws regarding
reasonable modifications and accommodations.
4-C: Continue to support and provide funding for the South Bend
Human Rights Commission to provide testing services, education,
outreach, referrals, and assistance in addressing fair housing
complaints that may arise in the County and Cities.
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4-D: Continue to work with the local Board of Realtors to educate
and promote fair housing.
4-E: Strive for better intergovernmental cooperation between state
and local partners, as well as community groups, to effectively
identify and address potential barriers to affordable housing choice.
Impediment 5: Private Lending Practices
The HMDA data for St. Joseph County indicates that there may be a
disparity between the approval rates of home mortgage loans
originated from minorities and those originated from non-minority
applicants.
Goal: Approval rates for all originated home mortgage loans will be fair,
unbiased and equal, regardless of race, familial status, and location.
Strategies: To meet this goal, the following activities and strategies
may be undertaken by St. Joseph County and the Cities of South Bend
and Mishawaka:
5-A: The Cities and County should consider using Federal and
State funding to provide housing or credit counseling to potential
low- and moderate-income homebuyers in impacted
neighborhoods to decrease the number of denials due to poor
credit, debt-to-income ratios, or incomplete applications.
5-B: The Cities and County should consider entering into an
agreement with Indiana Legal Services, Inc. to perform research to
determine if any patterns of discrimination are present in home
mortgage lending practices for minorities and other protected
classes when they wish to purchase properties located in impacted
areas of the Cities or County.
5-C: The Housing Consortium should consider using Federal and
State funding to provide a higher rate of public financial assistance
to potential homebuyers in impacted neighborhoods to improve the
loan-to-value ratio, so that private lenders will increase the number
of loans made in these areas.
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Impediment 6: Impacted Areas of Concentration
There are specific areas throughout the two Cities and the County
where the concentration of low-income persons exceeds 70% of the
area’s population, and areas with concentrations of minority persons.
Goal: Promote the de-concentration of low-income and minority areas
that may exist within the Cities of South Bend and Mishawaka to reduce
concentrations of low-income households and minorities, while
preserving fair housing choice for both low-income and minority
residents.
Strategies: To meet this goal, the following activities and strategies
may be undertaken by St. Joseph County and the Cities of South Bend
and Mishawaka:
6-A: Support, promote, and plan for affordable housing
developments outside areas of low-income concentration, while
still supporting the improvement of housing within concentrated
areas.
6-B: Market and promote housing opportunities for both minority
and low-income residents outside areas of low-income
concentration.
6-C: Provide financial assistance to low-income households to
provide them with a choice to reside outside areas of low-income
concentration.
Impediment 7: Economic Issues Affecting Housing Choice
There is a lack of economic opportunities in the County and both Cities
which prevents low-income households from improving their income
and providing an opportunity to live outside areas of low-income
concentration.
Goal: The local economy will provide new job opportunities, which will
increase household income, and thus promote fair housing choice and
mobility.
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Strategies: To meet this goal, the following activities and strategies
may be undertaken by St. Joseph County and the Cities of South Bend
and Mishawaka:
7-A: Strengthen partnerships that enhance local businesses,
expand the tax base, and create a more sustainable economy for
residents and businesses.
7-B: Support and enhance workforce development and skills
training that results in increased job opportunities and a living
wage.
7-C: Continue to support programming that enhances
entrepreneurship and small business development, expansion,
and retention within low- and moderate-income and minority
neighborhoods.
7-D: Continue to promote and encourage economic development
with local commercial and industrial firms to expand their
operations and increase employment opportunities.
Impediment 8: Public Policies That May Affect Housing Choice
Public policies such as community comprehensive plans and zoning
ordinances sometimes affect the location of affordable housing, special
needs housing, and the development process of these types of
housing.
Goal: The local governing bodies will review their public policies, plans,
and ordinances to affirmatively further fair housing and eliminate any
barriers or obstacles to fair housing choice.
Strategies: To meet this goal, the following activities and strategies
may be undertaken by St. Joseph County and the Cities of South Bend
and Mishawaka:
8-A: The Cities and County should consider making source of
income a protected class, which would prevent landlords from
rejecting tenants based on their source of income, i.e. Housing
Choice Vouchers.
8-B: The Cities should consider offering vacant lots that they have
acquired to private developers at no cost to promote the
development of single-family affordable housing, along with
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providing development subsidies and reducing development
standards.
8-C: The local zoning ordinances were reviewed and should be
brought into compliance with the Fair Housing Act, especially the
definition of “Family” and in particular protective classes and being
permitted uses in all residential zoning districts.
8-D: The municipalities will annually review their zoning and
development ordinances to make sure they are in compliance with
the Fair Housing Act and the Americans with Disabilities Act.
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B. Activities and Recommendations to Affirmatively Further
Fair Housing
To affirmatively further fair housing, the following actions have, and will be,
implemented by the City of South Bend, the City of Mishawaka, and St.
Joseph County through their Fair Housing Plan through various activities
noted below:
1. The South Bend Human Rights Commission serves all of St. Joseph
County in addressing Fair Housing Complaints. All municipalities
within St. Joseph County will continue to support the expansion of the
capabilities of the Human Rights Commission.
2. South Bend’s Human Rights Commission will continue to enforce fair
housing through public education and outreach. This will include
providing updated housing discrimination to organizations, testing and
auditing fair housing providers, and teaching providers and residents
to report housing discrimination.
3. The communities will partner with nonprofit service providers to
promote fair housing and provide assistance to low- and moderate-
income homeowners and renters.
4. The City will continue to provide funds to report housing discrimination
complaints.
5. The Human Rights Commission will continue to educate and attempt
to overcome any remaining “Not in My Back Yard” attitudes in the
County through its fair housing providers.
6. The Cities will continue to make every attempt to increase geographic
choice in housing by providing links on their websites for low-income
households to use.
7. The Cities will utilize vacant land to construct affordable housing.
8. The Human Rights Commission will continue to promote integration of
public housing.
9. The Housing Authorities will promote Section 8 Voucher landlords to
rent to residents outside racially and ethnically concentrated areas of
poverty.
10. The City of South Bend will continue to partner with neighborhood
organizations to improve the quality of the affordable housing stock in
the area for renters and homeowners.
11. The Cities will work to ensure available housing units are accessible
through rehabilitation of existing units for homeowners and renters.
2025 Analysis of Impediments to Fair Housing
Actions and Recommendations
256
12. The communities will continue to promote economic development
programs to assist in providing quality jobs to residents that will enable
them to access more housing options.
13. On an annual basis, the Cities of South Bend and Mishawaka and St.
Joseph County will continue to declare April to be Fair Housing Month
via proclamation, in conjunction with holding an annual fair housing
workshop with partners.
14. The Human Rights Commission will continue to work with the Indiana
Civil Rights Commission.
257 2025 Analysis of Impediments to Fair Housing CertificatioŶ
2025 Analysis of Impediments to Fair Housing
Appendix
258
VII. Appendix
A.Appendix A
See the City of South Bend’s FY 2025 – FY 2029 Five-Year Consolidated Plan
and appendices for demographic data and sources relied upon in the preparation
of the FY 2025 Analysis of Impediments to Fair Housing Choice (AI).
B.Appendix B
See the City of South Bend’s FY 2025 – FY 2029 Five-Year Consolidated Plan
and appendices for citizen participation documentation including notices;
summaries of stakeholder interviews, meetings, and hearings; resident survey
responses; stakeholder questionnaire responses; and, public comments.