$408,976Average Value$211Average Price per Sq Ft11Homes 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 South Hill, NY
Kenneth Leath
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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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 62 days on the market compared to the national average of 56 days. The median sale price for homes in South Hill, Ithaca over the last 12 months is $369,000, down 10% from the median home sale price over the previous 12 months.
Exceptional South Hill location with investment potential. Situated near Ithaca College, the South Hill Recreation Way, downtown Ithaca, SouthWorks, and the public library, this property places some of Ithaca’s most popular destinations within easy reach. Currently used as a rental, it offers immediate income while presenting future opportunities for expansion, redevelopment, or owner occupancy.
Ideally located near SouthWorks, the South Hill Recreation Way, and downtown Ithaca, this property offers convenient access to restaurants, shops, the library, and many of the amenities that make Ithaca such a desirable place to live. Available as a standalone purchase or together with two adjoining properties, the offering presents opportunities for investors, owner-occupants, or those
Rare investment opportunity in the City of Ithaca! This well-maintained 3-bedroom, 1-bath home is ideally positioned in the highly desirable South Hill neighborhood and is being offered as part of a larger investment package with 115 and 117 Prospect Street. What makes this property especially valuable is that it provides the parking area serving all three properties, creating a unique portfolio
Half moon window on first level, arched opening for stairwell, covered porch, Arts & Crafts style home. Really unique with nice architectural elements inside and out. Nearly across the street from the police station. Rare find in this highly desired neighborhood. Near walking trails, Commons, Library and SouthWorks project. Just over a mile to either Ithaca College or Cornell. Delayed Offers /no
South Hill duplex for less than the assessment? Yes! The cute cape has a main upper unit that on paper has 3 bedrooms, but lives like 4, and a 2-bedroom lower unit. Separate utilities make lanlording that much easier. Recent room with architectural shingles, and hardwood floors inside will add to your pride of ownership. Close to South Hill schools, the South Hill trail, and on a quieter traffic
Last price drop before seller takes off the maket... HUGE OPPORTUNITY!!! Investment Opportunity in the Heart of Ithaca! Looking for a property that offers flexibility, strong rental potential, and a location that's always in demand? This spacious duplex checks all the boxes! Conveniently located just minutes from Ithaca's colleges, downtown, shopping, dining, and entertainment, this property
Located on desirable South Hill in Ithaca, this spacious ranch-style home offers 3 bedrooms and 2 full bathrooms, including a primary suite with its own en-suite bath. The thoughtfully designed floor plan features a large living room perfect for entertainment, a formal dining room, dedicated laundry room, and an exercise room, providing plenty of flexible living space. Step outside to the back
Large 4 bedroom, 2 full bath single family home located a short walk to downtown, schools, South Hill Rec Trail, and public transportation. The main level offers hardwood floors with an open dining room to living room floor plan, heated sunroom, and lots of light. Second floor has four good sized bedrooms and two full bathrooms. Dry basement is great for storage and hobbies. Outside offers a
Jill RosentelWarren Real Estate of Ithaca Inc. (Downtown)
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
Charming 1941 Colonial tucked away on a deep, private, partly wooded lot with extensive parking, incredible trail access, and easy commuting. High-ticket updates offer complete peace of mind, including newer metal roofs on both structures and a freshly painted exterior using a lead-encapsulating coating. The beautifully appointed 4-bedroom, 1.5-bath main house features a living room with a cozy
Rebecca DriscollWarren Real Estate of Ithaca Inc. (Downtown)
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.
Outstanding owner-occupied or investment opportunity! This fully renovated duplex offers the perfect blend of convenience and tranquility, ideally located just minutes from Ithaca College and downtown Ithaca while enjoying a peaceful country setting. LOWER LEVEL CURRENTLY RENTED FOR $2400 WILL PAY FOR WELL OVER HALF YOUR MORTGAGE! Each spacious 3-bedroom, 2-bath unit has been thoughtfully updated
Pre- Leasing special - Look and Sign Special - tour, apply and sign in 48 hours and receive a $250 move in credit Special is currently running! Call the office today for more details.Refer a friend and you both receive a gift card when a new lease is signed with us! Enjoy the lovely and quiet community on Ithaca's South Hill, with gorgeous views of Cayuga Lake right outside
Welcome to The Outlook Apartments, your new home in the heart of Ithaca, NY. Our community offers a range of amenities designed to enhance your living experience. Stay active in our state-of-the-art fitness center, or enjoy some downtime in our game room. Our community BBQ courtyard is the perfect place for a weekend cookout, while our skyline rooftop terrace offers breathtaking views of the
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: $2,800/month (entire house) – $700 per person (4 bedrooms)Note: We only rent the entire house. You’ll need to find your own housemates.Additional Option: Discount for smaller groups (2-3)Property HighlightsSpacious Layout: Beautiful 4-bedroom townhouse, approx. 1,800 sq. ft. across 3 levelsFully Furnished Bedrooms: Large windows,
Included in the rent is water/sewer, mowing, and snow removal more than 5 inches. Tenants pay Gas and Electric. Pets are allowed at this location. This is a stand along duplex home with ample parking and great yard space.
This beautifully updated townhome in the highly desirable Deer Run community offers a peaceful neighborhood setting with woods behind the house for added privacy. Conveniently located on South Hill, just minutes from downtown, Cornell University, and with walking trails to Ithaca College, this home provides both comfort and convenience. Property Features: - 3 Bedrooms: Including a
One Bedroom Living room Private bath, full kitchen, pantry, entrance. Includes heat and Hot water.Neighbors the Tibetan Monastery/library, upper Buttermilk Falls State Park within walking distance 1 minute to IC, 3 minutes to downtown and 5 to 8 minutes to Cornell, nearby TCAT bus route 11 and 65, close by Italian Carryout, Dolce Delight, John Thomas Steak House, August Moon Spa, Mirabitos
RENTING FOR 2027-2028!.Recently built/renovated spacious, large 3 bed, 2 bath in very nice unit in duplex house located on prime South Hill of Ithaca. Parking, Trash, snow removal and landscaping included.Living room with skylight and two modern bathrooms. Minutes to IC, Ithaca Commons, and Cornell.Off-street private parking and nice front deck.AMENITIES:House
Spacious unfurnished, Comtempary 1 Bedroom loft townhouse with study and Heatalator fireplace. 1 bath, large closets, very well insulated, cathedral ceilings w/ skylights, central AC & forced hot air natural gas heating, walk out rear patio w/ beautiful sunsets overlooking meadow,Full kitchen, dishwasher, garbage disposal, paved free off street parking, gas cooking/hot water, laundry center
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,
3 Level Rustic Contemporary 2 bedroom. Very unique and cozy rustic loft in a converted barn, 3 stories of creative loft with wood floors, wood walls, spiral staircase, large stone masonry fireplace and original exposed wooden beams give a lot of character to this unit.Full kitchen w/ dishwasher, 1 full bath, both rooms are open to the 3 story loft effect below.Includes Gas heat, off
Remodeled spacious two bedroom one bath apartment living room has 12 beautiful windows! All natural Oakwood doors, Board trim, and kitchen cabinets. Oak wood flooring .Walk at the college, Italian Carry Out, convenience store. On the Ithaca transit bus-route.No dogs or smoking in and around the property . References and credit application required..
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