Small-town tranquility and lower home prices in Nichols
Nichols, 33 miles southwest of Binghamton and 37 miles south of Ithaca, is a rural town encompassing the village of the same name. "Nichols is a very nice little town," says Jean Hill, owner of Tioga Real Estate for over 13 years. "Nice walking, charming restaurants and river access there." With a median single-family home price lower than in Binghamton or Ithaca, Nichols is popular with commuters and homebuyers seeking less urban sprawl. "Taxes are much, much cheaper than in Ithaca," Hill says of the area. Instead of McDonald's and Walmart, Nichols' shopping and dining scene is defined by small, locally owned businesses. The Susquehanna River and Kirby Park are relaxing spots to enjoy the great outdoors, and traditions like Old Home Day highlight the town's tight-knit community. "It's very peaceful," Hill says.
Historic homes on Main Street and ranch retreats
Architectural styles here vary, with construction spanning from the early 19th century through modern day. "They have some nice historical [homes] on Main Street," Hill says. Along the village's sidewalk-lined streets, farmhouses and colonial styles are close together with front lawns, traditional mailboxes and the occasional detached garage. Many of these single-family homes have covered porches and lap siding painted in pastels with exposed white wood beams. Ranch-style homes are tucked away on the outskirts of town, often with spacious, wooded lots. Acreage allows for privacy and additions like workshops, barns or stables. Prices range from about $40,000 to $400,000, depending on size, features and renovation needs. The median sale price here is about $160,000, compared to $175,000 in Binghamton and $475,000 in Ithaca.
Explore trails, wildlife and the Susquehanna River
Nichols offers a modest but serene collection of parks and recreational opportunities. Kirby Park provides a quiet setting for morning jogs, family picnics and sports like basketball and baseball. "[The park's] got a nice pavilion and a nice kids' play area," Hill says. Wappasening Creek borders the park before flowing into the Susquehanna River, a popular fishing spot for those anglers looking to catch largemouth bass and northern pike. A nearby launch provides access for kayaks and canoes.
The Tioga Golf Club, part of Tioga Downs Casino Resort, features a public 18-hole course with tree-lined views. About 13 miles away in Waverly, Two Rivers State Park Recreation Area spans 600 acres with more than 5 miles of shaded trails for hikers and cyclists. The park is home to dozens of native birds, including black-capped chickadees, blue jays and white-throated sparrows.
Championship football at Tioga Senior High
Nichols is part of the Tioga Central School District, rated B-plus by Niche. Kids can start at the A-minus-rated Tioga Elementary before moving to the B-rated Tioga Middle and B-minus-rated Tioga Senior High. Home of the Tigers, Tioga Senior High's football team won three straight Class D state championships from 2021 to 2023.
Farm-fresh groceries and village dining
Much of Nichols is rural farmland, including family-run Engelbert Farms, a community staple for over 100 years. The certified-organic farm raises livestock, produces dairy products and grows vegetables such as potatoes, zucchini and carrots. The Engelbert Farms Store and Creamery sells these goods, along with other organic groceries. There's also a Dollar General with household essentials, and a handful of locally owned restaurants in the village. At Jen's Diner, residents can start their morning with a quick coffee or dine in for breakfast classics like blueberry pancakes and BYO omelets. The Shed serves half-pound burgers and jalapeño-stuffed shrimp alongside beer and billiards. Nearby, B's Tavern features pizzas, chicken wings and a similar casual vibe. For an elegant date night, the family-owned Barstow House offers gourmet Italian and Old World dishes, including veal piccata in lemon butter caper sauce. "They have the best steaks," Hill says.
In Owego, 10 miles away, there is more shopping and dining, including a Price Chopper.
Old Home Day at Kirby Park and horse racing at Tioga Downs
Community events are typically held at Kirby Park. Old Home Day has been a Labor Day tradition for over 50 years. A parade of costumed celebrators and classic cars kicks off the event, leading to Kirby Park for carnival games, vendor booths and a chicken barbecue sponsored by the Nichols Fire Department. Occasional events, like yard sales and concerts at the park, are held throughout the year, too. Tioga Downs Casino Resort includes a horse racetrack and hosts live entertainment. "A lot of people come to Tioga Downs for horse racing," Hill says. "It's far enough away that it doesn't really affect the town."
Major routes and the nearest hospital and airport
The village is sidewalk-lined and walkable, but the town is otherwise car-dependent. State Route 282 and Interstate 84 pass through Nichols, granting connecting access to Ithaca and Binghamton. Guthrie Robert Packer Hospital is 11 miles away, and Ithaca Tompkins International Airport is a 41-mile drive.
