South Hill Homes for Sale

/41
$1,490,000
- 5 Beds
- 4 Baths
- 3,000 Sq Ft
104, 110, 116 Buttermilk Falls Rd E, Ithaca-Town, NY 14850

** Spectacular Property at the base of BUTTERMILK FALLS State Park ** Located in the Town of Ithaca. This unique offering consists of three separate parcels totaling 4.11 acres of breathtaking land, directly across from the stunning lower falls. The property includes two residential homes, and a large storage building. Tax ID's: 38.-1-1, 38.-1-2, 38.-1-3. The crown jewel is the charming Farm

Jolene Rightmyer-Macolini

Berkshire Hathaway HomeServices Heritage Realty

(607) 303-5008

104, 110, 116 Buttermilk Falls Rd E, Ithaca-Town, NY 14850
Explore South Hill
/31
$439,000
- 3 Beds
- 3.5 Baths
- 1,527 Sq Ft
215 W Spencer St Unit A3, Ithaca, NY 14850

Come see this pristine condo that offers modern living at its best. Beautiful hardwood floors throughout, an open-concept design, and abundant natural light create a warm and inviting atmosphere. The home includes a primary with en-suite bath on the first floor along with two additional spacious bedrooms, each with easy access to three full bathrooms and one half bath. High-efficiency electric

Melissa Shames

Howard Hanna S Tier Inc

(607) 246-8301

215 W Spencer St Unit A3, Ithaca, NY 14850
/37
$439,000
- 3 Beds
- 3.5 Baths
- 1,527 Sq Ft
215 W Spencer St Unit A3, Ithaca, NY 14850

Come see this pristine condo that offers modern living at its best. Beautiful hardwood floors throughout, an open-concept design, and abundant natural light create a warm and inviting atmosphere. The home includes a primary with en-suite bath on the first floor along with two additional spacious bedrooms, each with easy access to three full bathrooms and one half bath. High-efficiency electric

Melissa Shames

Howard Hanna S Tier Inc

(607) 400-5781

215 W Spencer St Unit A3, Ithaca, NY 14850
/45
$1,400,000
- 13 Beds
- 5 Baths
- 5,954 Sq Ft
408 Hillview Place, Ithaca, NY 14850

Nestled in the sought-after South Hill area, this property is perfectly positioned for students, graduate students, and local residents alike. Enjoy the convenience of being close to both campuses, with frequent public transit options—two major bus lines are just steps away, providing easy access to Cornell, Ithaca College, and downtown Ithaca. This unique offering comprises four well-maintained

Brian DeYoung

Berkshire Hathaway HomeServices Heritage Realty

(607) 389-7093

408 Hillview Place, Ithaca, NY 14850
/21
$399,900
- 6 Beds
- 2.5 Baths
- 2,240 Sq Ft
321 - 321.5 Hillview Place, Ithaca-City, NY 14850

Don’t miss this exceptional investment opportunity! This beautifully maintained side-by-side duplex offers spacious living in the vibrant City of Ithaca. Each unit boasts 3 bedrooms with full bath. The 321 side has a half bath as well. Expansive living areas, and thoughtful layouts that ensure comfort and functionality. Tenants will enjoy the added convenience of an attached garage, perfect for

Kyle Steele Howard Hanna S Tier Inc

321 - 321.5 Hillview Place, Ithaca-City, NY 14850
/41
$393,800
- 4 Beds
- 2.5 Baths
- 2,576 Sq Ft
108 Pineview Terrace, Ithaca, NY 14850

Welcome to this charming hillside ranch tucked away on a quiet cul-de-sac. The spacious main level features three bedrooms, a full bath and an expansive living room with gleaming hardwood floors and a cozy fireplace. Living room opens to a deck overlooking a private backyard perfect for relaxing or entertaining. The eat-in kitchen is equipped with newer appliances, making meal prep a pleasure.

Beth Ganem Howard Hanna S Tier Inc

108 Pineview Terrace, Ithaca, NY 14850
/42
$479,000
- 5 Beds
- 3.5 Baths
- 2,880 Sq Ft
131 Birdseye View Dr, Ithaca, NY 14850

This is a rare opportunity to own a modern side by side duplex in the town of Ithaca! Perfect for owner occupy with one side vacant! Built in 2016, this well maintained property sits on a private cul-de-sac just 5 minutes to downtown Ithaca. Each unit offers its own charm and functionality with open floor plans, abundant natural light, and spacious layouts. Unit 1 has 3 bedrooms, 2 baths plus a

Andrew Schreck Warren Real Estate of Ithaca Inc. (Downtown)

131 Birdseye View Dr, Ithaca, NY 14850
/35
$389,000 Open Sat 11AM - 1PM
- 3 Beds
- 2.5 Baths
- 2,408 Sq Ft
168 Troy Rd, Ithaca, NY 14850

Value priced South Hill home on all municipal services! Easy and appealing 1980s contemporary, with 3 bedrooms, 2.5 baths & bonus room for study or workout above garage. Only a bike-ride away from Ithaca College and a few minutes commute from the City of Ithaca and the Cornell campus. Cotto tile in entry and updated kitchen, along with quartz counters & updated appliances. Hardwood floors,

Carol Bushberg Warren Real Estate of Ithaca Inc. (Downtown)

168 Troy Rd, Ithaca, NY 14850
/38
$455,000
- 2 Beds
- 1.5 Baths
- 1,397 Sq Ft
355 Saranac Way, Ithaca, NY 14850

Welcome to this beautifully updated 3-story, 2-bedroom, 1.5-bath townhouse in the highly sought-after Deer Run Subdivision. Thoughtfully renovated throughout, this stylish residence blends modern sophistication with timeless comfort. The gourmet maple kitchen is a showstopper, boasting granite countertops, premium stainless steel appliances, and sleek granite tile flooring. The open-concept

Kyle Steele Howard Hanna S Tier Inc

355 Saranac Way, Ithaca, NY 14850
/25
$310,000 Open Sun 4PM - 5PM
- 3 Beds
- 1 Bath
- 1,152 Sq Ft
111 Pennsylvania Ave, Ithaca, NY 14850

Charming South Hill home in a fantastic location just steps from the South Hill Recreation Way and a short walk to Ithaca College. This 3-bedroom, 1-bath property features a recently renovated kitchen with modern finishes, a functional layout, and a walk-out basement offering great potential for storage, a home gym, or rec space. With classic character and several recent updates, this home offers

Sharleena Swansbrough Berkshire Hathaway HomeServices Heritage Realty

111 Pennsylvania Ave, Ithaca, NY 14850
/27
$335,000
- 3 Beds
- 2 Baths
- 1,538 Sq Ft
308 Coddington Rd, Ithaca, NY 14850

A beautiful home awaits you!! Set off the road with lovely steps leading into the house, this 3 bedroom, 2 full bath (one bedroom and one bath could be used for an accessory apartment) or use the whole house as your primary residence, with much of the house having hardwood floors. There is an eat-in kitchen, dining room, living room, full bath, laundry room and office on the first floor, along

Rosemary Rukavena Warren Real Estate of Ithaca Inc.

308 Coddington Rd, Ithaca, NY 14850
/29
$340,000 Open Sat 3PM - 4:30PM
- 4 Beds
- 2 Baths
- 1,512 Sq Ft
601 S Aurora St, Ithaca, NY 14850

Comfortable, Clean, convenient. Attractive 4 bed 2 bath 2018 home on South Hill. 2 good-sized bedrooms and full bath up and down. Comfortable floor plan with open living space. Light and bright. Easy walk to downtown, IC, South Hill schools. Convenient city living, yet close to Wildflower Preserve and South Hill Recreation Trail. 2 1⁄2 blocks to footbridge or short drive to East Hill. Electric

Karen Small Howard Hanna S Tier Inc

601 S Aurora St, Ithaca, NY 14850
/50
$750,000
- 8 Beds
- 4 Baths
- 3,700 Sq Ft
310 Pleasant St, Ithaca, NY 14850

An outstanding investment on Ithaca’s South Hill, this well-positioned multifamily/student housing property delivers stable income, strong tenant demand, and long-term value. Approved for 9 unrelated tenants, this property rents a year in advance. Each unit comes fully furnished with appliances including washer/dryer, microwave, range/oven, and refrigerator, and features modern finishes such as

Matthew Poole Howard Hanna S Tier Inc

310 Pleasant St, Ithaca, NY 14850
/50
$375,000 Open Sun 12PM - 2PM
- 3 Beds
- 2.5 Baths
- 2,011 Sq Ft
45 Whitetail Dr, Ithaca, NY 14850

Care free living in this spacious 3 bedroom 2 and a half bath townhouse located a short drive to all things Ithaca. Step into the main level formal entry way, which offers plenty of closet space and access to a half bathroom. The expansive living room has vaulted ceilings, a wood burning fire place and great views. The well planned kitchen overlooks the eating area, deck, and has tons of

Jill Rosentel Warren Real Estate of Ithaca Inc. (Downtown)

45 Whitetail Dr, Ithaca, NY 14850
/50
$714,000
- 4 Beds
- 3 Baths
- 3,504 Sq Ft
133 E King Rd, Ithaca, NY 14850

Stunning Contemporary Home on 4.64 Private Acres with Income-Generating Apartment.Nestled in a serene, wooded setting, this custom designed contemporary home offers a unique blend of privacy, modern design, and natural beauty. Designed and Built in 2004 by the current owner, this architectural gem sits on 4.64 acres surrounded by lush woodland, creating a peaceful retreat.Step inside

Jill Burlington Warren Real Estate of Ithaca Inc.

133 E King Rd, Ithaca, NY 14850
/29
$379,000
- 6 Beds
- 2 Baths
- 1,803 Sq Ft
513 S Aurora St, Ithaca, NY 14850

Well-maintained investment opportunity located on Ithaca South Hill with Ithaca College, Cornell University, and Downtown Ithaca at your fingertips. This up/down 6 bedroom 2 bath duplex (3 up 3 down) offers 6 spacious bedrooms, plenty of natural light, fully furnished, Newly paved driveway with ample off street parking, bus stop nearby, and shared washer/dryer onsite. Separate utilities which

Andrew Schreck Warren Real Estate of Ithaca Inc. (Downtown)

513 S Aurora St, Ithaca, NY 14850
/49
$794,000
- 4 Beds
- 4 Baths
- 4,223 Sq Ft
321 Old Gorge Rd, Ithaca, NY 14850

Beautiful Home in Quiet Cul-de-Sac located in Southwood’s Neighborhood. Nestled in a peaceful cul-de-sac, this beautifully maintained home offers exceptional comfort, space, and style. Surrounded by attractive landscaping, the property welcomes you with warmth and elegance from the moment you arrive.Step inside to find gleaming hardwood flooring and a thoughtfully designed layout. The open

Jill Burlington Warren Real Estate of Ithaca Inc.

321 Old Gorge Rd, Ithaca, NY 14850
/42
$359,000
- 4 Beds
- 3 Baths
- 2,715 Sq Ft
502 Hudson St, Ithaca, NY 14850

This unique three-unit investment property offers an excellent opportunity in one of Ithaca's most sought-after neighborhoods. Situated on a corner lot near South Hill Elementary School, the property is fully rented through July 2026, providing easy access to public transportation and is consistently 100% rented due to its proximity to both Cornell University and Ithaca College. Residents enjoy a

Andrew Schreck Warren Real Estate of Ithaca Inc. (Downtown)

502 Hudson St, Ithaca, NY 14850
/21
$399,900
- 6 Beds
- 2.5 Baths
- 2,240 Sq Ft
321 - 321.5 Hillview Place, Ithaca-City, NY 14850

Don’t miss this exceptional investment opportunity! This beautifully maintained side-by-side duplex offers spacious living in the vibrant City of Ithaca. Each unit boasts 3 bedrooms with full bath. The 321 side has a half bath as well. Expansive living areas, and thoughtful layouts that ensure comfort and functionality. Tenants will enjoy the added convenience of an attached garage, perfect for

Kyle Steele Howard Hanna S Tier Inc

321 - 321.5 Hillview Place, Ithaca-City, NY 14850
/17
$1,500,000
- 15 Beds
- 7,858 Sq Ft
1032-1038, 103 Danby Rd, Ithaca-Town, NY 14850

Five homes listed together to create a rare opportunity in a prime High-Density Residential area! Approx. 3-acres of land located across from Ithaca College and moments away from downtown Ithaca. Available now on Danby Rd. (96B). This gem presents an enticing prospect for developers & investors alike. One of the standout features of this property is the existing income-producing potential it

Elizabeth Cree Berkshire Hathaway HomeServices Heritage Realty

1032-1038, 103 Danby Rd, Ithaca-Town, NY 14850
/26
$179,900
- 3 Beds
- 1 Bath
- 1,638 Sq Ft
110 Pineview Terrace, Ithaca, NY 14850

Great location for this 3 bedroom, 1 bath two story home on a quiet cul de sac, dead end street, close to Ithaca College. On almost a half acre with nothing but trees in the back yard. Great views from the back deck and occassional visits from friendly deer and a great variety of birds. Square footage is greater than on tax records. The 2 car garage has been converted to a very nice living/family

Kathryn Wilcox Listing by SVR Realty LLC

110 Pineview Terrace, Ithaca, NY 14850

New York Tompkins County Ithaca South Hill

Why Live in South Hill

South Hill in Ithaca, New York, is a suburban neighborhood that retains a rural ambiance, surrounded by gorges, waterfalls, forests, and lakes. The area is home to Ithaca College and is minutes from Cornell University and Downtown Ithaca. Housing options include farm homes with expansive views and typical suburban developments, with most homes on at least a half-acre of land. Architectural styles range from Cape Cod and ranch-style to colonial and contemporary, with colonials being the most common. The neighborhood lacks sidewalks, and homes are set back from winding, woodsy roads. South Hill School, Boynton Middle School, and Ithaca High School are highly rated, providing quality education for children in the area. Local attractions include the Namgyal Monastery Institute of Buddhist Studies and Buttermilk Falls State Park, which features 10 waterfalls, hiking trails, and a natural swimming pool. The South Hill Recreation Way is a 4.6-mile multi-use trail popular for walking, jogging, and winter sports. The community is close to South Meadow Shopping Center and grocery stores like Trader Joe’s and Wegmans. Dining options include the Sunset Grill with views of Lake Cayuga and Mix, a trendy tapas spot. While South Hill itself does not host annual events, nearby Downtown Ithaca offers activities such as the Reggae Fest, Porchfest, and the Apple Harvest Festival. The neighborhood is car-dependent, located 4 miles from Downtown Ithaca, with access to major routes like NY 79, NY 13, and Interstate 81. Ithaca Tompkins International Airport is 9 miles away, and the area is served by TCAT bus lines.

Learn more about living in South Hill

Frequently Asked Questions

Is South Hill a good place to live?

South Hill is a good place to live. South Hill is considered very car-dependent and somewhat bikeable. South Hill has 3 parks for recreational activities. It has a median age of 24. The average household income is $85,949 which is below the national average. College graduates make up 59.4% of residents. A majority of residents in South Hill are renters, with 57.3% of residents renting and 42.7% of residents owning their home. A local real estate agent serving South Hill can help you decide if this neighborhood is the right one for you. Learn more on our South Hill neighborhood guide.

How much do you need to make to afford a house in South Hill?

The median home price in South Hill is $399,900. If you put a 20% down payment of $80,000 and had a 30-year fixed mortgage with an interest rate of 6.35%, your estimated principal and interest payment would be $1,990 a month plus property taxes, HOA fees, home insurance, PMI, and utilities. Using the 28% rule, you would need to make at least $85K a year to afford the median home price in South Hill. The average household income in South Hill is $86K.

What are the best public schools in South Hill?

The best public schools that serve South Hill are:

Ithaca Senior High School has an A Niche grade, a student teacher ratio of 13:1 and an average review score of 3.6.
Boynton Middle School has an A- Niche grade, a student teacher ratio of 9:1 and an average review score of 3.5.
DeWitt Middle School has an A- Niche grade, a student teacher ratio of 8:1 and an average review score of 3.3.

What are the best private schools in South Hill?

The best private schools that serve South Hill are:

Cascadilla School has an A+ Niche grade and a student teacher ratio of 1:1.
Elizabeth Ann Clune Montessori School has a student teacher ratio of 10:1.
Ithaca Waldorf School has a student teacher ratio of 5:1.

What are the most popular zip codes in South Hill, Ithaca, NY?

The most popular zip codes in South Hill, Ithaca, NY include 14850, 14883, 14867, 14817 and 13864.

What are the most popular neighborhoods near South Hill, Ithaca, NY?

The most popular neighborhoods near South Hill, Ithaca, NY are Spencer Road, Bryant Park and Belle Sherman, South Side, East Hill and Washington Park.

Home Trends in South Hill, NY

On average, homes in South Hill, Ithaca sell after 45 days on the market compared to the national average of 52 days. The median sale price for homes in South Hill, Ithaca over the last 12 months is $422,000, up 11% from the median home sale price over the previous 12 months.

Housing Trends

Median Sale Price

$422,000

Median Single Family Sale Price

$422,000

Median Townhouse Sale Price

$386,400

Average Price Per Sq Ft

$235

Number of Homes for Sale

Last 12 months Home Sales

Months of Supply

5.80

Median List Price

$399,900

Median Change From 1st List Price

-1%

Median Home Sale Price YoY Change

11%

How to Buy a Home How to Finance a Home How to Sell a Home

More About Living in South Hill

Homes in Nearby Neighborhoods

Homes in Nearby Cities

Homes in Nearby Counties

Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.

Homes.com Licensing Information

§ 442-H New York Standard Operating Procedures

New York Fair Housing Notice

TREC: Information about brokerage services, Consumer protection notice

California DRE #01937601

Contact Homes.com Brokerage