$419,202Average Value$223Average Price per Sq Ft5Homes For Sale
A rural feel just minutes away
Like most of the greater Ithaca area, the South Hill community is surrounded by gorges, waterfalls, forests and lakes. Life in this suburban district has a rural feel despite being home to Ithaca College and just minutes from city amenities and Cornell University. “There are definitely different faces associated with South Hill. A combination of students and college professionals live here,” says Johan Dulfer, an associate broker with Berkshire Hathaway HomeServices Heritage, who has sold homes in Ithaca for five years. “There are farm homes with sweeping views and established neighborhoods that are typical cul-de-sac suburban developments. The common denominator for all of them is their convenience to Downtown Ithaca, Ithaca College and Cornell.”
Trees form a natural canopy above Ithaca College Natural Lands.
Tree lined streets and proximity to Ithaca College are part of the draw of living in South Hill.
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Private homes on large lots
“South Hill is popular because while it is close to so much, it also offers privacy,” says Dulfer. “Houses here aren’t on top of each other; most are on at least a half-acre.” Houses are on winding roads that resemble woodsy country lanes rather than residential streets. Most homes sit back from the street with large yards. There are no sidewalks in the area. Cape Cod, ranch-style, colonial and contemporary homes are found in South Hill. According to Dulfer, colonials are the most common. Prospective homebuyers can expect to pay between $400,000 and $800,000 for a colonial, depending on the age and condition of the home.
A large Colonial Revival home in Ithaca's South Hill neighborhood has beautiful landscaping.
This modern colonial style home in South Hill, Ithaca has beautiful landscaping.
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South Hill's well-rated schools
Children in South Hill may begin their public education at South Hill School, which serves kindergarten through fifth grade and has an 11-1 student-teacher ratio and an A-minus rating from Niche. Boynton Middle School serves sixth through eighth grade and has a 9-1 student-teacher ratio and an A-minus rating. Ithaca High School has an A rating and a 13-1 student-teacher ratio. The school has an average SAT score of 1350.
The Namgyal Monastery Institute of Buddhist Studies is also in South Hill. The institute, founded in 1992, serves as the North American seat of the Dalai Lama. The objective of the Ithaca Monastery is to offer Tibetan Buddhism studies to Western students.
52% of students at South Hill School are proficient in math.
Boynton Middle School has a total of 526 students.
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Plenty of space to hike and play
Buttermilk Falls State Park got its name from the cascading Buttermilk Creek that flows through the area on its way down to Cayuga Lake. The park features 10 waterfalls. The upper section of the park features a small lake and several hiking trails that lead through woodlands. Along the gorge and rim of the creek are a playground, picnic areas and playing fields. The lower park has a natural pool for swimming, a campground and playing fields. South Hill Recreation Way is a 4.6-mile trail built over an abandoned railroad bed. This multi-use path is popular for walking, jogging and bicycling. Cross-country skiers and snowshoers frequent the trail in winter. Over half of Ithaca College’s property is protected natural lands managed by students, staff and faculty. The area includes 7 miles of trails open to the public from dawn to dusk. Coddington Community Center offers after school and daytime childcare, summer camps and babysitting classes.
Buttermilk Falls near South Hill is popular for its man made swimming pool.
The South Hill Recreation Way is a popular spot for residents to bike, run or go for a stroll.
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Big box stores and more
The community is just under 4 miles from South Meadow Shopping Center, home to Walmart, Lowe’s and T.J. Maxx. Grocery shoppers can fill the pantry with stops at Trader Joe’s or Wegmans. Those searching for fresh produce, baked goods and flowers can head to Eddydale Farms stand on Elmira Road. Or head to Downtown Ithaca to check out the offerings at the Ithaca Farmer’s Market.
Hungry diners can head to Sunset Grill to enjoy a hearty meal served amid views of Lake Cayuga. The hilltop restaurant offers specialty waffles for breakfast and juicy Angus burgers for dinner. Meals are served in the cozy dining area or the roomy patio. Those in the mood for something less filling can check out Mix, a trendy spot offering tapas and cocktails served with a side of live music on Sundays.
For bigger shoppings South Hill residents can head to the local Walmart.
There is even a Trader Joe's where South Hill residents can go to get bargains on groceries.
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Ithaca offers ongoing fun
While South Hill holds no annual events, something always seems to be happening in Downtown Ithaca. Stewart Park hosts the city’s annual Reggae Fest in June. Along with dancing, kids’ activities, yoga and skateboarding, the music-filled event includes food trucks and craft vendors. Ithacans head to the Fall Creek and Northside neighborhoods in September to enjoy Porchfest. Since 2007, local musicians have been performing on the porches of area homes. Attendees can stroll about listening to music and checking out the food trucks parked throughout the area. The Apple Harvest Festival also returns with crisp fall weather. During the three-day festival, visitors are introduced to all sorts of facts and information regarding the apple, including delectable new recipes and apple cider.
The Ithaca Farmer's Market supplies South Hill residents with year round access to fresh food.
Buttermilk Falls is also a great place to picnic.
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Getting around South Hill
This is a car-dependent neighborhood. Located 4 miles from Downtown Ithaca, South Hill is roughly bordered by NY 79 to the east and NY 13 to the west. Interstate 81 is 27 miles east. Syracuse is 57 miles northeast via I-81. Ithaca Tompkins International Airport is 9 miles via NY 13. The community is served by Tompkins County’s TCAT bus lines.
The TCAT bus is one of the fastest ways to get around South Hill and Ithaca, NY.
Tomkins County Regional Airport serves Ithaca and the surrounding area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Are you familiar with the South Hill neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
South Hill
US
Homicide
4
4
Sexual Assault
3
4
Assault with Weapon
3
4
Robbery
2
4
Burglary
4
4
Motor Vehicle Theft
3
4
Larceny
3
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
South Hill Demographics and Home Trends
On average, homes in South Hill, Ithaca sell after 57 days on the market compared to the national average of 54 days. The median sale price for homes in South Hill, Ithaca over the last 12 months is $410,000, down 4% from the median home sale price over the previous 12 months.
Well-located two-family home in the heart of Ithaca, just minutes from South Hill Elementary School and surrounding amenities. This long-held, same-family-owned property for more than 70 years offers a rare opportunity to invest in a highly desirable neighborhood. The main apartment features four bedrooms and 1.5 baths, while the secondary unit offers a one-bedroom, one-bath layout, providing
Prime location near Cornell University, Ithaca College, and downtown Ithaca, with two major bus lines just steps away. This turnkey offering spans four buildings on a single tax parcel: two single-family homes, one multi-family residence, and a five-car storage garage. All units are well maintained with recent upgrades, and the largest building has been partially remodeled. Residents enjoy
LOCATION! LOCATION! Conveniently walking distance to Ithaca College. 1 mile from downtown Ithaca, this property is located at 918 Danby Road, in the town of Ithaca, NY. This 2 Family property consists of 2 four-bedroom units set back from the road with plenty of open space. One two-story 4-bedroom apartment and one 3-story apartment. Right next to campus and close to downtown Ithaca. Easy walk to
Priced at assessed value, this large 4 unit on South Hill is conveniently located near The Commons, Cornell University, and Ithaca College. This property includes two tax parcels with each side featuring a 3 bedroom and a 4 bedroom apartment, for a total of four units. The property also boasts on-site parking, laundry income, and rent growth potential for the savvy investor.
At the end of a private drive, where the noise fades and the scenery changes, something rare reveals itself. Set on 21.89 acres with a stocked pond, dock, and gazebo, this one-of-a-kind estate isn’t just a home—it’s an entire setting. Mornings begin with mist lifting off the water. Evenings end with the sky reflected across the pond. Combining complete privacy and room to live, while still being
Prime investment or owner-occupant opportunity - Versatile single-family home or rental in a highly desirable location Zoned High Density Residential with excellent development potential. This property is steps away from public transportation and minutes to top schools, abundant shopping, medical facilities and local amenities. Solid cash flow or redevelopment prospect, priced to sell. Don't miss
Elizabeth CreeBerkshire Hathaway HomeServices Heritage Realty
Finally a city building lot in a great location! Walk to South Hill School, Ithaca College, Downtown. Zoning allows for one single family home or one duplex. It is located in the South Hill Overlay District.
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
Prime Location - High Density Zoning - Transit Friendly - Priced to Sell! Prime investment or owner-occupant opportunity - versatile single-family home or rental in a highly desirable location. Zoned High Density Residential with excellent development potential. This property is steps from public transportation and minutes to top schools, abundant shopping, medical facilities, and local
Elizabeth CreeBerkshire Hathaway HomeServices Heritage Realty
Oversized duplex in excellent condition, recently painted and well maintained throughout, offering flexible layouts and strong rental income potential. Unit 148A features an open-concept kitchen and dining area with an eat-up kitchen layout and a cozy fireplace insert. The primary bedroom includes a walk-in closet and private bathroom. This spacious unit offers four bedrooms plus two additional
Prime location - Zoned High Density Residential - Public Transportation Friendly - Priced to Sell!Investment property or primary residence, this house presents a lot of opportunity.Zoned High Density with excellent development opportunities.Solid cashflow or redevelopment prospect, priced to sell. This property is steps from public transportation and minutes to top schools, abundant
Elizabeth CreeBerkshire Hathaway HomeServices Heritage Realty
Enjoy the lovely and quiet community on Ithaca's South Hill, with gorgeous views of Cayuga Lake right outside your window! 2-3 Bedroom townhouse apartments are available at Lakeside Vista. Our apartments are equipped with a full kitchen, dining area, living room, bathroom with a bathtub, and two bedrooms with closets. Apartments can be furnished or unfurnished, it's up to you! Pets are
Welcome to The Outlook, Ithaca’s premier living experience!Discover our stunning new flagship development, where breathtaking views meet luxury living. Indulge in first-class amenities like a state-of-the-art fitness center, a serene rooftop patio, and a beautifully landscaped courtyard perfect for relaxation.Be part of a vibrant community with exclusive on-site events such as
Live well in a new, classy elevator building. Eighty-five (85) apartments located only one block to more than 100 downtown stores and restaurants, but away from their bustle. These deluxe apartments are available in Studio, 1, 2, 3, 5, & 6 bedrooms. Luxury touches include high ceilings, large windows, many panoramic views, wall-to-wall carpeting, locked front door with intercom system, and fully
Lease Start: August 5, 2026Rent: $3,060/month (entire house) – $765 per person (4 bedrooms)Note: We only rent the entire house. You’ll need to find your own housemates.Additional Option: 3-bedroom unit available at lower rate Property HighlightsSpacious Layout: Beautiful 4-bedroom townhouse, approx. 1,800 sq. ft. across 3 levelsFully Furnished Bedrooms: Large
Hudson Heights Studios puts you right in the heart of Ithaca's student scene:Just a quick 5-minute walk to Ithaca College campusEasy 10-minute stroll to vibrant downtown Ithaca, shops, restaurants, and the CommonsUnder 10-minute drive to Cornell UniversityDirectly on a major TCAT bus line for seamless access across IthacaAffordable All-Inclusive Rent – No Surprise
AVAILABLE August 1, 2026**Tenants pay all utilities. There is a one time trash/water fee of $375 per tenant paid at the start of the lease!Stunning apartments located on South Hill in Ithaca. Convenient to Ithaca College and Cornell with a bus route in walking distance!Apartments were all new in 2019. Reach out for more details of if you need something larger we have 3 bedroom
This 3-bedroom, 1-bathroom student housing property located at 137 Coddington Rd offers 250 square feet of living space. The unit is furnished and features a loft layout, providing an efficient use of space. The bathroom includes essential fixtures, ensuring functionality. The living room area is designed for comfort and ease of movement. This property is wheelchair accessible and smoke-free,
Charles Street Townhouses for Rent:- Available starting 8/5/2026 (for next school year)- Beautiful 3 bedroom townhouses (rent starts at $805 per person, you need to find housemates - we only rent out the entire house ). Many utilities and services included. You only need to pay in addition the NYSEG/electricity bill and wifi (average $40-50 per month per person).- Perfect for
The Apartment is very clean and has recently been renovated. A Healthy Walk to Downtown via the South Hill Recreational Trail, this Apartment gives the best of both worlds. It is situated on the City/Town Line. Everything is quick and convenient to get to from this location which is close to the city yet also close to the heart of nature. A short walk to Ithaca College and a Short drive to the
Available August 2026-272 lower level units available $1800 a month tenant pays utilities each tenant pays $200 for a one time water and trash feeLocated at the back entrance of Ithaca College, walking distance to the South Hill Rec trail and close proximity to Cornell andTCAT bus stop. This apartment comes fully furnished offering 2 bright and spacious bedrooms, with
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