$417,127Average Value$231Average Price per Sq Ft6Homes 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.
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Written By
Robin Beres
Photography Contributed By
James Leynse
Video By
Bridgette Cyr
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Agents Specializing in this Area
Kenneth Leath
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Keller Williams Realty Southern Tier & Finger Lakes
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.
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Interested in learning more about homes in this area?
Reach out to
Kenneth Leath,
an experienced agent in this neighborhood.
Parks in this Area
Buttermilk Falls State Park
Troy park Playground
Ithaca College Natural Lands
Transit
Airport
Ithaca Tompkins International
19 min drive
Bus
Hudson & Columbia
Bus
Hudson & Coddington
Bus
Hudson & Grandview
Bus
Hudson & Pearsall
Bus
Danby & Vista
Bus
Danby Rd & King
Bus
Hudson & South Hill School
South Hill Demographics and Home Trends
On average, homes in South Hill, Ithaca sell after 11 days on the market compared to the national average of 70 days. The median sale price for homes in South Hill, Ithaca over the last 12 months is $549,000, up 31% from the median home sale price over the previous 12 months.
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 RosentelWarren Real Estate of Ithaca Inc. (Downtown)
** 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
To Be Built in the Upscale Westview Subdivision. Municipal Services. Sidewalk community. 20 existing homes. 4 lots ready to be built on. Home has not started construction - Use/modify this plan or bring your own.One of the best things about Larisa Lane is its location. This property is conveniently located just minutes from downtown Ithaca, as well as both Cornell University and Ithaca College.
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
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
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
Renovated in 2014, this building hosts a 3 and a 6 bedroom unit. Perfect for a group of friends! This apartment is centrally located near Ithaca College and Downtown Commons.Included in the rental rate are in-unit laundry, fully equipped kitchens, and deck/balconies
Interested in learning more about homes in this area?
Reach out to
Kenneth Leath,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
8,842
Median Age
24
Population under 18
24.9%
On par with the national average
23.8%
Population over 65
8.1%
Below the national average
19.1%
Finances
Median Household Income
$62,647
Below the national average
$71,702
Average Household Income
$85,949
Education and Workforce
High School Graduates
98.7%
College Graduates
59.4%
Significantly above the national average
34.1%
Advanced Degrees
31.5%
Above the national average
13.3%
% Population in Labor Force
51.4%
Weather
Annual Precipitation
38''
Average Winter Low Temperature
15°F
Average Summer High Temperature
80°F
Annual Snowfall
41''
Area Factors
Somewhat Bikeable
Bike Score®
20/ 100
Car-Dependent
Walk Score®
3/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
