$148,534Average Value$111Average Price per Sq Ft1Home For Sale
North Valley offers suburban calm near Syracuse’s core
A small, residential enclave about 2 miles south of Downtown Syracuse, North Valley is an attractive option for first-time homebuyers who are looking for a more affordable neighborhood outside of the city. According to Chip Hodgkins , a local associate broker with the Hodgkins Home Team of Hunt Real Estate ERA, the neighborhood exudes a classic middle-America atmosphere. "You can still buy a home for under $150,000 on small lots along quiet streets," he says. Syracuse University is just a mile north of the community, but residents aren’t generally associated with the college. “People in North Valley have to cross under Interstate 81 to get to the university, so it’s not typically considered part of that culture,” Hodgkins notes. The neighborhood is, however, associated with well-known local establishments like Gannons Isle Ice Cream and Green Hills Farms, as well as Upstate Community Hospital. West Seneca Turnpike cuts east-west across the neighborhood’s south side, dividing North Valley from its southern neighbor, South Valley.
The Deli and Gannons Isle define the local food scene
There are a few small retail centers throughout North Valley complete with salons, pharmacies and other storefronts, but where Valley Drive meets West Seneca Turnpike, popular eateries attract outside visitors from all over the city. The Deli on Valley is a counter-serve spot well-loved for pizza and sub sandwiches. Across the street, the regionally recognized Gannons Isle Ice Cream offers more than 200 homemade ice cream flavors in a vibrant setting decorated with quirky murals. For groceries, Green Hills Farms is about 2 miles south down Salina Street. “They know what their local market is looking for, and the Hawkins family treats their employees really well," Hodgkins says. "The breads and pastries are amazing, their meats are freshly cut and the produce selection is great.”
There are several churches scattered throughout the community, including Unity of Syracuse, centrally located on West Seneca Turnpike. Built in 1885 by a Syracuse architect, the progressive church encourages a unique and practical approach to Christianity. The church features The Listening Room, a venue for not only services, but also for community concerts, seminars and other performances.
Bungalows and detached rowhomes line walkable streets
The housing market in North Valley consists of single-family homes ideal for many first-time buyers, as well as investor-friendly properties with multiple living units. About 58% of residents rent their homes and 42% own, with prices typically ranging from $80,000 to $195,000. Common housing styles include bungalows with wide front porches and detached Colonial-style rowhomes. Some properties are in need of renovations, and others have seen more recent updates; homes at the higher end of the price range typically reflect more recent updates to their interiors. “Most side streets don’t have sidewalks, and that’s okay because they’re not busy and people can still go out and walk their dogs or push their kids in strollers,” Hodgkins says.
Corcoran High School hosts Syracuse City’s IB program
The Syracuse City School District, which receives a C-plus rating from Niche, serves area students. Learners can begin at Van Duyn Elementary School before advancing to Clary Middle School, both of which earn a C-minus. Corcoran High School, which holds a B-minus, is home to the district’s International Academy. Eligible students can enroll in the International Baccalaureate program and receive an IB diploma upon completion. The school district also offers participation in the Building Men Program, open to elementary through high school boys who seek to develop a passion for leadership and for giving back to the community. A private Christian school in the area, Faith Heritage School receives a B-plus and serves slightly more than 200 students in pre-kindergarten through 12th grade.
Rand Tract Park and Meachem Field offer year-round fun
North Valley residents don’t have to venture far for fresh air in the outdoors. On the south side of the turnpike, Rand Tract Park is a nearly 100-acre hiking area with a 2-mile trail that weaves around Webster Pond, popular for duck and swan watching. Nearby, Meachem Field is a sports complex with softball fields, lighted tennis courts, playgrounds and an indoor ice rink. On the neighborhood’s north side, McKinley Park has a playground and an outdoor community pool.
Syracuse University and Micron drive economic growth
About a mile north of North Valley, Syracuse University is a major economic pillar in the community, despite the fac that North Valley is not a prime landing spot for those who attend or work at the school. The private institution, founded in 1870, features a hilltop campus known for Roman Revival architecture. Syracuse is classified as a Carnegie Research-1 university and enrolls about 22,000 undergraduate and graduate students. In 2024, Syracuse was ranked the No. 1 Best Public Affairs School by U.S. News & World Report and the No. 1 Best Broadcast Journalism School by College Factual. The university is well-known for its athletics, and the city contributes to its fan base.
Another major economic pillar coming to Syracuse is Micron Technology, a computer memory and data manufacturer. “It’s a $100 billion project in Clay, about 10 to 12 miles north of Syracuse, the largest industrial project that’s ever happened here," Hodgkins says. "We’re expecting a 50% population growth. It’ll bring more than jobs; it’ll bring anything from karate studios and country clubs to new restaurants and retailers.” Hodgkins adds that once the first Micron factory is finished in the next two to three years, price tags will start to increase.
Interstate 81 and U.S. Route 11 serve the community
Interstate 81 zips along the eastern edge of North Valley, connecting residents to Downtown Syracuse about 2 miles north. U.S. Route 11, or Salina Street, also runs through the neighborhood. For those without a vehicle, The Centro bus system services the community. For further travel, Syracuse Hancock International Airport is about 10 miles north of North Valley. And Upstate Community Hospital, located on the area’s west side, is a 306-bed general hospital with a birthing center and an ER.
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
Chip Hodgkins,
an experienced agent in this neighborhood.
Transit
Airport
Syracuse Hancock International
18 min drive
Bus
Atlantic Ave & Girard Ave
Bus
Loretto Driveway & E Glen Ave
Bus
Springbrook Ave & E Glen Ave
Bus
W Seneca Tpke & Midland Ave
Bus
S Salina St & Minerva St
Bus
S Salina St & E Seneca Tpke
Bus
Valley Dr & Wente Ter
Crime and Safety
1 - Low Crime, 10 - High Crime
North Valley
US
Homicide
9
4
Sexual Assault
4
4
Assault with Weapon
6
4
Robbery
5
4
Burglary
6
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
5
4
Source: WhatIsMyCrimeRisk.com
North Valley Demographics and Home Trends
On average, homes in North Valley, Syracuse sell after 33 days on the market compared to the national average of 52 days. The median sale price for homes in North Valley, Syracuse over the last 12 months is $140,000, up 8% from the median home sale price over the previous 12 months.
This is part of the 16-unit package deal including 1864 Bellevue St. (2-family), 314 Grant Ave. (3-family), 313 Liberty St. (4-family), 308 Erie St. (2-family), 517 N Geddes St. (2-family) 100% occupancy and excellent return of investment. Total price at $935,000. This spectacular spacious home features updated kitchens, bathrooms & each unit is in good condition. There are 3-car garage,
Located in the Valley neighborhood, this new construction site is 84' x 132' and zoned MX-2. Consideration will only be given to proposals including commercial or mixed-use new construction. Floor plans, elevations, scope of work with cost, site plan and proof of funds to cover total project costs including purchase price is required. Property needs work and being sold as-is without warranty or
Greater Syracuse Land BankGreater Syracuse Land Bank
Don't miss this opportunity to own a well-maintained property in a convenient location. Perfect for investors or owner-occupant, this property features a brand-new kitchen with new appliances, new flooring, and new carpeting in the freshly painted 1st floor, unit which has 1 spacious bedroom and a full bath. The attractive open concept in this unit is very appealing to the eye. New owner could
Welcome to Valley Manor Apartments in Syracuse, NY! Under new ownership and management, we have fully updated units with all new flooring throughout. As you enter the living room you will have lots of natural lighting with three large windows and recessed ceiling lights. The eat-in kitchen features a pantry, new stainless steel appliances, new cabinets and stunning new granite counter tops. Onto
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Interested in learning more about homes in this area?
Reach out to
Chip Hodgkins,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
5,703
Median Age
40
Population under 18
26.1%
On par with the national average
23.8%
Population over 65
23.3%
On par with the national average
19.1%
Finances
Median Household Income
$51,109
Significantly below the national average
$71,702
Average Household Income
$64,357
Education and Workforce
High School Graduates
87.2%
College Graduates
16.6%
Below the national average
34.1%
Advanced Degrees
4.6%
% Population in Labor Force
48.4%
Below the national average
65.1%
Weather
Annual Precipitation
40''
Average Winter Low Temperature
17°F
Average Summer High Temperature
82°F
Annual Snowfall
71''
Area Factors
Bikeable
Bike Score®
53/ 100
Somewhat Walkable
Walk Score®
56/ 100
Some Transit
Transit Score®
41/ 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.
