South Valley, Syracuse, NY—13205
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — South Valley, Syracuse, NY
As of Oct '25, the median home price in South Valley, Syracuse, NY is $143,000, with a year-over-year change of 6.9%. This indicates that home prices in South Valley, Syracuse, NY are increasing. According to Zillow, the 1-year price projection is 3.5%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $143,000 | 6.9% |
| Single Family | $143,000 | 7.5% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $141,000 | 8.5% |
3 Bed | $151,000 | 7.1% |
4 Bed | $124,000 | 5.1% |
| 5 Bed | $136,000 | 8.8% |
% of Housing Stock
Rental Trends — South Valley, Syracuse, NY
As of July '25, Rentcast reports the average rent in South Valley, Syracuse, NY is $1,540, with a year-over-year rent change of 2.7%. Per bedroom, the median rent as of July '25 in South Valley, Syracuse, NY is studios: $930, 1-bedrooms: $910, 2-bedrooms: $1,390, 3-bedrooms: $1,600, 4-bedrooms: $2,800. The most common rental property sizes in South Valley, Syracuse, NY are 1-bedroom and 2-bedroom, accounting for 34.1% and 32.3% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,500 | $1,540 |
| Studio Rent | $361 | $930 |
| 1 Bed Rent | $895 | $910 |
| 2 Bed Rent | $1,400 | $1,390 |
| 3 Bed Rent | $1,500 | $1,600 |
| 4 Bed Rent | $2,600 | $2,800 |
% of Rental Stock
Property Listings — South Valley, Syracuse, NY
As of Oct '25, Realtor.com reports that the median days on market for a home in South Valley, Syracuse, NY is 50. This is a increase of 5.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 11.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $137,000 | 19.0% |
Listing Count | 54 | -23.0% |
| Listings as % of Homes | 0.9% | -23.0% |
Days on Market | 50 | 5.0% |
Demographics — South Valley, Syracuse, NY
As of the latest ACS Survey released in 2023, South Valley, Syracuse, NY has a population of 18,600, which has increased by 6.2% over the past 5 years. South Valley, Syracuse, NY is a popular place for families, as children make up 26.1% of the population. The area has a poorly educated workforce, with 21.2% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 10.6% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 18,600 | 6.2% |
% Under 18 | 26.1% | 6.5% |
% Seniors | 24.3% | 29.9% |
% WFH | 10.6% | 221.2% |
% w/ College Degree | 21.2% | 22.5% |
As of the latest ACS Survey released in 2023, South Valley, Syracuse, NY is a predominantly black area, with 44.6% of the population identifying as black. The black population has shrunk by 8.2% in the last 5 years. The second most common race or ethnicity in South Valley, Syracuse, NY is white, making up 36.8% of the population. Foreign-born residents account for 8.5% of the population in South Valley, Syracuse, NY, and this percentage has increased by 7.6% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 36.8% | 2.8% |
% Black | 44.6% | -8.2% |
% Hispanic | 6.1% | -20.8% |
% Asian | 3.0% | 11.1% |
% Foreign Born | 8.5% | 7.6% |
Mortgage and Risk — South Valley, Syracuse, NY
According to HUD data as of 2023, there were 133 mortgage originations in South Valley, Syracuse, NY, of which 81.0% of loans were conventional mortgages. The average loan-to-value was 68.0%, with 38.0% above 90% LTV (very high). This implies large mortgage risk in South Valley, Syracuse, NY. Investor activity is low, as 5.0% of loans were by investors. 7.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 133 |
% Conventional Loans | 81.0% |
% Government Loans | 19.0% |
% Investor Loans | 5.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 7.0% |
Loan Activity
Rentals and Section 8 — South Valley, Syracuse, NY
As of 2024, the percent of homes in South Valley, Syracuse, NY under the Section 8 program is 28.9%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom units appear to be good home sizes to consider for Section 8 housing in South Valley, Syracuse, NY, because HUD payments exceed market rent, while 2-bedroom and 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 1,221 |
Total Units Section 8 | 1,192 |
% Rentals under Section 8 | 28.9% |
% Occupied Section 8 | 80.7% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $55 | $895 | $950 |
| 2 Bedroom | -$230 | $1,400 | $1,170 |
| 3 Bedroom | -$70 | $1,500 | $1,430 |
| 4 Bedroom | -$990 | $2,600 | $1,610 |
Affordability — South Valley, Syracuse, NY
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 2.7 |
| Median Home Price | $143,000 |
| Median Household Income | $39,200 |