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  5. /South Valley, Syracuse, NY - 13205

South Valley, Syracuse, NY—13205

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value
$154,000
7.4% YoY Growth
Household Income
$39,200
24.0% YoY Growth
Days on Market
69
28.0% Shorter YoY
Home Price Forecast
5.2%
Median Rent
$1,500
2.7% YoY Growth
1-Bed Rent
$895
20.9% YoY Growth
2-Bed Rent
$1,400
25.2% YoY Growth
3-Bed Rent
$1,500
1.2% YoY Growth
  • Home Price Trends
  • Rental Trends
  • Property Listings
  • Demographics
  • Mortgage and Risk

Home Price Trends — South Valley, Syracuse, NY

As of May '26, the median home price in South Valley, Syracuse, NY is $154,000, with a year-over-year change of 7.4%. This indicates that home prices in South Valley, Syracuse, NY are increasing. According to Zillow, the 1-year price projection is 5.2%, suggesting an increase housing market in the next year.

Cost per Home Type

Home TypeMedian Home ValueYoY % Change
All Homes
$154,0007.4%
Single Family $154,0006.9%
Condos N/AN/A

Cost per Home Size

Home SizeMedian Home ValueYoY % Change
1 Bed

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  • Affordability
  • Rentals and Section 8
    • N/A
    N/A
    2 Bed
    		$151,0006.3%
    3 Bed
    		$164,0006.5%
    4 Bed
    		$135,0008.0%
    5 Bed $145,1269.9%
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    % of Housing Stock

    Studio
    2.6%
    1 Bedroom
    17.9%
    2 Bedrooms
    26.2%
    3 Bedrooms
    33.1%
    4 Bedrooms
    15.4%
    5+ Bedrooms
    4.9%

    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.

    TypeMedian RentAverage 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
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    % of Rental Stock

    Studio
    4.0%
    1 Bedroom
    34.1%
    2 Bedrooms
    32.3%
    3 Bedrooms
    23.1%
    4 Bedrooms
    3.9%
    5+ Bedrooms
    2.7%

    Property Listings — South Valley, Syracuse, NY

    As of May '26, Realtor.com reports that the median days on market for a home in South Valley, Syracuse, NY is 69. This is a decrease of -28.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 0.0%, representing a small inventory and little supply pressure on home prices.

    MetricZip Code AverageYear over Year % Change
    Median Listing Price
    		$100,000-37.0%
    Listing Count
    		7142.0%
    Listings as % of Homes0.9%42.0%
    Days on Market
    		69-28.0%
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    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.

    MetricLatest CensusYoY % Change
    Population
    		18,6006.2%
    % Under 18
    		26.1%6.5%
    % Seniors
    		24.3%29.9%
    % WFH
    		10.6%221.2%
    % w/ College Degree
    		21.2%22.5%
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    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

    MetricLatest Census5-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%
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    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

    MetricZip 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%
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    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 SizeHUD PremiumMarket RentMax 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

    MetricZip Code Average
    Home Price to Income Ratio2.8
    Median Home Price$154,000
    Median Household Income$39,200

    South Valley, Syracuse, NY — ZIP Code Boundary Map

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    Nearby ZIP Codes

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    13207

    Skytop, NY

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    Meadowbrook, Syracuse, NY

    13224

    Frequently Asked Questions