New York · Federal data hub

Ithaca, NY

0.103M people1 counties#12 of 13 in New York$73,012 median HHIUpdated April 10, 2026

Investor first look

The numbers that matter most

What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.

moderate

Price to income

3.72×

The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.

vs New York: 2.92×+0.80
vs U.S.: 3.43×+0.29

Benchmark

3.72×

▼

affordable

moderate

expensive

0×–3×

3×–5×

5×–7×

ACS median home value ÷ median HHI

moderate

Rent to income

28.8%

What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.

vs New York: 23.7%+5.1
vs U.S.: 23.3%+5.5

Benchmark

28.8%

▼

comfortable

moderate

burdened

15%–25%

25%–30%

30%–40%

(HUD FMR 2BR × 12) ÷ median HHI

deal-by-deal

Cap rate proxy

5.04%

Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.

vs New York: 5.04%=
vs U.S.: 4.35%+0.69

Benchmark

5.04%

▼

tight

deal-by-deal

solid

1%–3%

3%–5%

5%–7%

(FMR 2BR × 12 × 0.65) ÷ ACS median home value

shrinking

Net migration

-0.81%

Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.

vs New York: -0.11%-0.70
vs U.S.: 0.03%-0.84

Benchmark

-0.81%

▼

shrinking

steady

growing

-1%–-0.1%

-0.1%–+0.1%

+0.1%–+1%

IRS net migration ÷ population

normal

Permit pipeline

3.81

permits per 1,000 residents

Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.

vs New York: 2.37+1.44
vs U.S.: 3.52+0.29

Benchmark

3.81

▼

tight

moderate

strong

0–2

2–5

5–10

Census BPS permits TTM ÷ population × 1,000

healthy

Unemployment

3.4%

Tighter unemployment means higher wages, more rental demand, lower vacancy.

vs New York: 3.9%-0.5
vs U.S.: 3.9%-0.5

Benchmark

3.4%

▼

healthy

normal

loose

2%–4%

4%–5.5%

5.5%–8%

BLS LAUS, latest month

Home values

Where prices are and where they've been

5-year price appreciation

+52.0%

homeValues.yearOverYear

+6.1%

Median home value

$271,500

Rents

The rent ladder

Bedroom	Monthly	Annual	% of median HHI
1 BR	$1,466	$17,592	24.1%
2 BR	$1,753	$21,036	28.8%
3 BR	$2,102	$25,224	34.5%

Jobs & income

Labor market direction

Unemployment

3.4%

Median household income

$73,012

Supply pipeline

What's being built

Total TTM

391

+8.3% YoY

Single-family

126

2–4 unit

5+ unit

238

Counties

All 1 counties, ranked by population

County	Population	Home value	Median HHI	Permits TTM	YoY
Tompkins County	102,555	$271,500	$73,012	391	+8.3%

Peer metros

Similar metros nationally

Metro	Pop	Med HHI	P/I	Cap proxy	HPI 5y	Permits/1k	Unemp
★Ithaca	102,555	$73,012	3.72×	5.04%	+52.0%	3.81	3.4%
Fond du Lac, WI	104,027	$73,154	—	—	+63.7%	—	2.7%
Mankato, MN	103,402	$74,722	—	—	+39.9%	—	3.5%
Dubuque, IA	98,812	$75,919	—	—	+47.6%	—	3.4%
Grand Forks, ND-MN	104,055	$68,653	—	—	+34.8%	—	2.7%
Victoria, TX	98,301	$69,618	—	—	+37.2%	—	3.9%

Migration

Where people are moving in from

Net migration

-830

-0.81% of population

Origin county	Tax returns
Cortland County, NY	152
Tioga County, NY	84
Onondaga County, NY	78
New York County, NY	77
Kings County, NY	66
Cayuga County, NY	58

Demographic backbone

Who lives in Ithaca

Median age: 33
Bachelor's+: 59.2%
Owner-occupancy: 53.8%
Vacancy rate: 8.6%
Rent burdened (30%+): 54.8%
Median household income: $73,012

This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.