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City · 6,951 residents · Tompkins County, New York

South Hill , New York

In South Hill, a typical home is worth $353,800 and typical rent is $1,991 a month. Compared with all of Tompkins County, typical rent is 41% higher, typical household income is 41% higher, and the share of households that own their home is 12 points higher.

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  • Typical home value

    $353,800

    22% above the county

    17% below New York

    • South Hill
    • Tompkins
    • New York

  • Typical rent

    $1,991a month

    41% above the county

    23% above New York

    • South Hill
    • Tompkins
    • New York

  • Typical household income

    $104,211a year

    41% above the county

    21% above New York

    • South Hill
    • Tompkins
    • New York

  • Households that own their home

    66%

    12 points above the county

    12 points above New York

    • South Hill
    • Tompkins
    • New York

Source: U.S. Census Bureau, Average 2020–2024

South Hill is in Tompkins County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Tompkins County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets South Hill apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Elmira, the typical home value is $93,000: 74% less than in South Hill ($353,800).

  2. Nearby, in Elmira, the typical rent is $909: 54% less than in South Hill ($1,991).

  3. The typical rent in South Hill is $1,991 a month, 41% more than in Tompkins County as a whole ($1,411).

  4. The typical household income in South Hill is $104,211, 41% more than in Tompkins County as a whole ($74,024).

  5. The typical home in South Hill is worth $353,800, 22% more than in Tompkins County as a whole ($290,900).

  6. 66% of households in South Hill own their home, against 54% in Tompkins County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in South Hill

What homes there are in South Hill, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in South Hill: 60% of homes, more than in Tompkins County (50%).

Year built

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,408 a month

Tompkins County: $2,042 a month

Without a mortgage

$902 a month

Tompkins County: $857 a month

Owners with a mortgage

53%

Tompkins County: 52%

The typical cost for an owner with a mortgage in South Hill is $2,408 a month, more than in Tompkins County ($2,042); without one, $902.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in South Hill rose 54%; in Tompkins County, it rose 42%.

Rents in South Hill rose faster than in Tompkins County: 50% since 2015–2019, against 21%.

The typical household income in South Hill rose 68%: more than home values (+54%) and rent (+50%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSouth HillTompkins CountyNew YorkUnited States
Rental vacancy Unreliable estimate2.8%3.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate1.3%5.3%3.4%
People per household 2.142.062.492.53
Drive alone 51%52%49%69%
Carpool Unreliable estimate9%6%9%
Public transit Unreliable estimate5%22%3%
Walk or bike 22%13%6%3%
Work from home 16%20%15%15%
Other means Unreliable estimate1%2%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

By size, households in South Hill look like those in Tompkins County: 2.14 people on average.

More people walk or bike to work in South Hill: 22%, against 13% in Tompkins County.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in South Hill?

A typical home costs more than the typical income allows

We start with a typical home in South Hill, worth $353,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 37% of the typical household income in South Hill, which is $104,211 a year. For that payment to be 28% of income, a household would need to earn about $139,154 a year.

The calculator's FHA and conventional loan limits are those of all of Tompkins County.

Your numbers

Local data
$

Starts at the typical home value in South Hill. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $12,383 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,247

at 7.18% · 30 years

Loan amount
$347,392
Total interest
$499,815
Paid off in
November 2056

Includes $5,975 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,432 a month

  • Tight

    $2,432 to $3,126 a month

  • Hard

    more than $3,126 a month

    Your payment · 37%

Compared with the typical household income in South Hill ($104,211 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,247
Principal & interest$2,353
Property tax$590
Home insurance$147
FHA mortgage insurance (MIP)$156

You need at least $12,383 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

South Hill and Tompkins County

South Hill is in Tompkins County, New York. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

South Hill's own numbers

Typical home value
$353,800
Typical monthly rent
$1,991
Typical yearly household income
$104,211
Households that own their home
66%
Effective property tax rate
2%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Tompkins County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,709
Price change over 5 years (FHFA)
+56%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Tompkins County.

Everything about Tompkins County

Buying

Buying a home in South Hill

A typical home in South Hill is worth $353,800: 22% above the county and 17% below New York. With the typical household income in South Hill ($104,211 a year), a typical home costs 3.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • South Hill 3.4 years
  • Tompkins 3.9 years
  • New York 4.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Tompkins County

According to FHFA’s house price index, home prices in Tompkins County rose 79% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Tompkins County.

Period County New York U.S.
Last year (2025) +6.7% +6.0% +2.9%
5 years (2020–2025) +56% +52% +47%
10 years (2015–2025) +79% +86% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

South Hill next to Tompkins County, New York and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • South Hill $353,800
  • Tompkins $290,900
  • New York $423,800
  • United States $332,700
Typical monthly rent
  • South Hill $1,991
  • Tompkins $1,411
  • New York $1,621
  • United States $1,413
Typical yearly household income
  • South Hill $104,211
  • Tompkins $74,024
  • New York $85,974
  • United States $80,734
See the full table
South Hill next to Tompkins County and New York
Measure South Hill Tompkins County New York U.S.
Typical home value $353,800 $290,900 $423,800 $332,700
Typical monthly rent $1,991 $1,411 $1,621 $1,413
Typical yearly household income $104,211 $74,024 $85,974 $80,734
Households that own their home 66% 54% 54% 65%
Typical yearly property tax $7,060 $6,515 $6,582 $3,119
Effective property tax rate 2% 2.24% 1.55% 0.94%
Renters with high rent for their income 70% 59% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Tompkins County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in South Hill

For a typical $353,800 home in South Hill, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, South Hill's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,247a month

    Least cash to close
    Down payment
    $12,383
    Cash to close
    $22,997
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $156

  • Conventional, 5% down $3,182a month

    Down payment
    $17,690
    Cash to close
    $28,304
    Rate
    7.18%
    Mortgage insurance
    PMI · $168

  • Conventional, 20% down, no PMI $2,654a month

    Down payment
    $70,760
    Cash to close
    $81,374
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,982a month

    Down payment
    $53,070
    Cash to close
    $63,684
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for South Hill and for Tompkins County.

Property tax

Effective rate in South Hill

2%of the home’s value each year

$7,060 a year for the typical owner in South Hill.

  • South Hill 2%
  • Tompkins 2.24%
  • New York 1.55%

What New York publishes Basic STAR school tax relief (New York State Department of Taxation and Finance)

Exemptions and deadlines in New York

Flood risk in Tompkins County

FEMA does not publish these numbers by city: they are for all of Tompkins County.

FEMA’s maps count no homes in the high-risk zone in Tompkins County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in South Hill

Typical rent in South Hill is $1,991 a month: 41% above the county. In South Hill, 70% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Tompkins County, by unit size. To pay the 2-bedroom one ($1,709 a month) without spending more than 30% of your income, you would need to earn $32.87 an hour working full time.

HUD fair market rent for all of Tompkins County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,198 $23.04 $47,920
1 bedroom $1,427 $27.44 $57,080
2 bedrooms $1,709 $32.87 $68,360
3 bedrooms $2,040 $39.23 $81,600
4 bedrooms $2,631 $50.60 $105,240

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in South Hill

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). South Hill is in ZIP code 14850.

For 2 bedrooms it is $1,950: $241 more than the fair market rent for Tompkins County ($1,709).

  • 14850 $1,950$2,330

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for South Hill when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in South Hill

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Tompkins County; 1 says it serves in Spanish.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in South Hill

No down payment, repair or rent-help program on our list is for South Hill or Tompkins County. The ones below are statewide in New York: they work in South Hill the same as in the rest of the state.

Which programs do I qualify for? All programs in New York

Housing counselors near South Hill

The HUD-approved agencies closest to the center of South Hill, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Ithaca Neighborhood Housing Services, Inc.

    115 W Clinton St, Ithaca · 2 miles away · Spanish

    Also serves in French.

    • Workshops for new owners
    • Pre-purchase counseling
    • and 1 more
    (607) 277-4500

  • Catholic Charities, Elmira, NY

    215 E Church St, Elmira · 27 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (607) 734-9784

  • Keuka Housing Council

    160 Main St, Penn Yan · 34 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (315) 536-8707

Every agency in Tompkins County All counseling agencies in New York

Help in Spanish near South Hill

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of South Hill

In HUD’s record, no housing authority with an office in Tompkins County is named for South Hill or Tompkins County.

2 other authorities have an office in Tompkins County: see the list Source: HUD

Cities

Other cities in Tompkins County

These cities are also in Tompkins County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Tompkins County Housing in New York

Nearby cities

The cities closest to South Hill, with the typical home value.

Neighboring counties

If Tompkins County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in South Hill.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about South Hill

Short answers with the numbers for South Hill and all of Tompkins County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in South Hill?

The typical home value in South Hill is $353,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Tompkins County it is $290,900.

How much does it cost to rent in South Hill?

Typical rent in South Hill is $1,991 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Tompkins County is $1,709.

What is the FHA loan limit in South Hill?

South Hill uses the FHA limit for all of Tompkins County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in South Hill?

The typical homeowner in South Hill pays $7,060 a year, according to the U.S. Census Bureau. That is 2% of the home’s value; in Tompkins County, the rate is 2.24%.

Where can I find free help to buy or rent in South Hill?

There is 1 HUD-approved counseling agency with an office in Tompkins County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).