$199,312Average Value$149Average Price per Sq Ft3Homes For Sale
South Valley offers affordable living outside of Syracuse
A small residential section about 2 miles outside of Syracuse’s city center, South Valley appeals to homebuyers seeking an affordable, laid-back neighborhood. “It’s great middle America because you can still buy a home for under $200,000 with singles and families all mixed together,” says Chip Hodgkins , an associate broker with the Hodgkins Home Team of Hunt Real Estate ERA. Although Syracuse University is nearby, just 1 mile to the north, South Valley isn’t defined by the college. "You can’t talk about the Valley, which is what we usually call it, without mentioning Gannons Isle Ice Cream and Green Hills Farms,” says Hodgkins, referring to the popular local eatery and market located near West Seneca Turnpike. “The turnpike runs across the Valley, separating North Valley from South Valley,” Hodgkins explains about the enclave’s northern neighbor.
A popular housing option, split-level homes line the streets of South Valley.
Residents of South Valley can find all they need at Green Hills Farms grocery store.
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Local eateries and church bring unique flavor to the Valley
South Valley has a few small retail areas, such as Valley Plaza and Turnpike Centre. However, where Valley Drive intersects with West Seneca Turnpike, well-known local eateries draw visitors from across the city. The Deli on Valley is a counter-service spot popular for its pizza and sub sandwiches. Across the street, Gannons Isle Ice Cream hand-makes over 200 homemade ice cream flavors. Colorful murals adorn the walls, creating a lively atmosphere. “Gannons Isle is the best ice cream in all of Central New York,” Hodgkins says. “You’ll have families, retirees, all standing in line together and having fun.” While Wegman’s is about 4 miles away, Green Hills Farms is a renowned grocery market in the neighborhood with artisan breads and fresh produce.
The community is home to several churches, including Unity of Syracuse on West Seneca Turnpike. This progressive church, constructed in 1885 by a Syracuse architect, promotes a progressive approach to Christianity. The church building also houses The Listening Room, a space used for services as well as community concerts, seminars, and various performances.
The Deli On Valley, serves pizza, sandwiches, and more in South Valley.
With over 200+ flavor options, Gannon's Homemade Ice Cream at 1525 Valley Drive, always has something new and tasty to offer.
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Renter-friendly ranch-styles and Split-levels line streets
More than half of the South Valley community rents their homes, at a 56% rate. While the median sale price is $187,000, price tags generally range from $110,000 for a 1,000-square-foot ranch-style to $320,000 for a 2,000-square-foot Split-level. Some properties offer garages and driveways, while other areas offer street parking. Hodgkins notes that while many streets don't have sidewalks, it's still common for residents to walk dogs and push strollers along along the residential lanes. Many homes are marketed to buyers looking to rent out units or renovate and resell. “There’s a large first-time home buyer opportunity here. You can buy for $150,000, put $10- to $20,000 into it, then you have a $250,000 property,” Hodgkins explains.
Homebuyers can find ranch style homes with spacious lawns available in South Valley.
Large wide-open yards and driveways are perfect for at home fun and activities, in South Valley.
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Syracuse University and Micron fuel the city’s future
Located about a mile north of South Valley, Syracuse University stands as a significant economic force within the community. Established in 1870, this private institution boasts a hilltop campus renowned for its Roman Revival architecture. As an R1 research university, Syracuse enrolls around 22,000 students, both undergraduate and graduate. In 2024, it was honored as 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 also famous for its athletic programs, which get strong support from the city. “The Syracuse University trademark has more brand recognition than any other New York team,” Hodgkins says. “Syracuse University basketball is more recognized than the New York Knicks.”
Another key economic contributor to the city will be Micron Technology, a manufacturer of computer memory and data projected to open its first factory in Clay by 2027 or 2028. “Micron will be heavily involved with the growth factor happening in Syracuse,” Hodgkins says. He also notes that the $100 billion industrial project will bring an influx of retail, dining and residents to the area.
Located about a mile north, Syracuse University is a standout feature of South Valley.
Micron will plant its roots right outside Syracuse with a $100 billion commitment.
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Syracuse City public schools provide an IB program
Area students are part of the Syracuse City School District, which has a C-plus rating from Niche. Young learners can start their education at Meachem Elementary School and then move on to Clary Middle School, both of which receive a C-minus rating. Corcoran High School, with a B-minus, hosts the district's International Academy, where eligible students can enroll in the IB program and earn an IB Diploma upon completion. The district also offers the Building Men Program, which is available to boys from elementary through high school who want to develop leadership skills and give back to the community. Additionally, Faith Heritage School, a private Christian institution with a B-plus, serves just over 200 students from pre-kindergarten through 12th grade.
Meachem Elementary School in Valley serves students in grades K-5.
Students in South Valley continue their academic journey at Clary Middle School.
Corcoran High School in South Valley is home of the Cougars.
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Rand Tract Park and Meachem Field have green space
Locals have access to year-round outdoor activities. On South Valley’s west side, Rand Tract Park offers nearly 100 acres of hiking space, featuring a 2-mile trail that winds around Webster Pond, a favorite spot for watching ducks and swans. Close by, Meachem Field is a sports complex equipped with softball fields, illuminated tennis courts, playgrounds, and an indoor ice rink.
Come take a walk through untamed nature at Rand Tract Park.
Take in the views and enjoy a relaxing break from the hustle and bustle, at Webster Pond.
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Interstate 81 and the Centro bus serve the community
Interstate 81 runs along the eastern boundary of South Valley, providing a direct route to Downtown Syracuse, which is roughly 2 miles north. U.S. Route 11, or Salina Street, also passes through the neighborhood. For those who don't have a car, the Centro bus system serves the area. And for longer journeys, Syracuse Hancock International Airport is about 10 miles north. To the west, Upstate Community Hospital offers 306 beds, a birthing center, and an emergency room.
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
Interested in learning more about homes in this area?
Reach out to
Chip Hodgkins,
an experienced agent in this neighborhood.
Parks in this Area
Webster Pond
Rand Tract Park
Meachem Field
Transit
Airport
Syracuse Hancock International
20 min drive
Bus
W Seneca Tpke & Smith Rd
Bus
S Salina St & Richfield Ave
Bus
S Salina St & E Cheltenham Rd
Bus
S Salina St & W Seneca Tpke
Bus
S Salina St & Spaulding Ave
Bus
E Brighton Ave & Intrepid La
Bus
S Salina St & Jaclyn Dr
Crime and Safety
1 - Low Crime, 10 - High Crime
South Valley
US
Homicide
6
4
Sexual Assault
3
4
Assault with Weapon
4
4
Robbery
4
4
Burglary
4
4
Motor Vehicle Theft
3
4
Larceny
3
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
South Valley Demographics and Home Trends
On average, homes in South Valley, Syracuse sell after 27 days on the market compared to the national average of 52 days. The median sale price for homes in South Valley, Syracuse over the last 12 months is $187,000, up 7% from the median home sale price over the previous 12 months.
Charming Colonial in the heart of Tranquil Valley Neighborhood! Welcome to this Traditional Colonial with hardwood floors and wood trim throughout. Step in through the Front door to the open entry foyer making your way into the large Formal Living Room with bright front windows and having a Classic Brick and Wood Hearth Fireplace. Enjoy the Formal Dining Room with Sliders to the large back
Welcome to 1516 Valley Dr, a fantastic mixed-use building situated in Syracuse, NY. The street front boasts a successful store and print shop while the back is a residential 3 bedroom, 2 full bathroom house! Both units are currently rented out for a total gross monthly rent of $2,375 effective 1/1/2025. This presents terrific potential cashflow for an investor! Convenience is key, and this
Welcome to 202 West Warrington Rd in Syracuse, a wonderfully maintained two family on a quiet street that works perfectly for investors or owner occupants alike! In each of the two units are 3 bedrooms and 1 bathroom. Both kitchens are spacious with eat-in areas. The upstairs kitchen was re-done with IKEA finishes, and has a ton of storage for any cook's needs. The downstairs unit has access
A rare find in Syracuse’s South Valley – 1.23 acres in the hills! This 4-bedroom Craftsman-style home is full of charm, character, and opportunity. While naturally shaded, large windows throughout offer peaceful views of the surrounding landscape. Inside, original hardwood floors, a cozy gas fireplace, and custom built-ins add warmth and personality. With two bedrooms and a full bath on both the
Looking for a rental community where your comfort is the number one priority? Then welcome to Nob Hill Apartments! Living in one of our South Valley Syracuse apartments means rediscovering the definition of comfort. Say hello to newly renovated interiors, resort-style amenities, relaxing green views, and accessibility to everything in the city.
The Greenwich Manor Apartment Homes offer modern and luxurious living, with balconies and storage units available so you have plenty of room for all of your belongings. Each unit comes with a fully equipped kitchen that’s ideal for cooking, as well as central air conditioning. As an added bonus, hot water is included.Convenience and comfort are our top priorities for our residents, which is
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
5,965
Median Age
44
Population under 18
19.5%
On par with the national average
23.8%
Population over 65
26.4%
Above the national average
19.1%
Finances
Median Household Income
$47,473
Significantly below the national average
$71,702
Average Household Income
$62,969
Education and Workforce
High School Graduates
90.3%
College Graduates
33%
Advanced Degrees
15.3%
On par with the national average
13.3%
% Population in Labor Force
56.7%
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
Somewhat Bikeable
Bike Score®
40/ 100
Car-Dependent
Walk Score®
34/ 100
Some Transit
Transit Score®
39/ 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.
