Sarah Martinez clutches her lease renewal notice, her hands trembling slightly as she reads the numbers again. Her one-bedroom apartment in downtown Ithaca just jumped from $1,400 to $1,650 per month – a 17% increase that will consume nearly half her teacher’s salary. She’s not alone in this struggle.
Across Tompkins County, stories like Sarah’s are playing out in kitchen tables and living rooms every day. Families are making impossible choices between paying rent and buying groceries, between staying in their community or moving somewhere more affordable.
The latest county data paints a stark picture of what many residents already know too well: housing costs squeeze renters throughout Tompkins County with unprecedented force, creating a crisis that touches every corner of the community.
The Numbers Tell a Troubling Story
Nearly 60% of renters in Tompkins County now spend more than 30% of their income on housing, according to fresh county statistics. That threshold – considered the standard for “housing burden” by federal agencies – has become a distant memory for many local families.
“We’re seeing people spend 40%, 50%, even 60% of their income just on rent,” explains local housing advocate Maria Rodriguez. “That leaves precious little for everything else – food, transportation, healthcare, or any kind of emergency savings.”
The median rent for a one-bedroom apartment hit $1,590 in 2024, representing a dramatic increase that outpaced wage growth across most sectors. Meanwhile, purchasing a home has become even more challenging, with a median-priced $325,000 house requiring more than $26,000 upfront for down payment and closing costs.
County officials recently told legislators that construction efforts have fallen dramatically short of community needs. Since 2017, builders completed 5,783 new housing units – just 57% of the original goal set by planners.
Where the Housing Crisis Hits Hardest
The housing shortage affects different segments of the population in distinct ways, creating a complex web of challenges across income levels and demographics.
| Housing Category | Units Built (2017-2024) | Original Target | Percentage Achieved |
|---|---|---|---|
| Total Housing Units | 5,783 | 10,145 | 57% |
| Workforce Ownership Units | 666 | 3,800 | 18% |
| Rental Units | 4,200+ | 6,000+ | 70% |
Workforce housing – homes designed for middle-income earners like teachers, nurses, and municipal employees – has lagged furthest behind. Only 666 ownership units were added toward a 3,800-home target, leaving essential workers increasingly priced out of the communities they serve.
The demand patterns reveal another challenge: shrinking household sizes drive increased need for one- and two-bedroom units. Young professionals, empty nesters, and single-person households all compete for the same limited housing stock.
- Studio apartments: Average rent $1,200-$1,400
- One-bedroom units: Median rent $1,590
- Two-bedroom apartments: Average rent $1,800-$2,200
- Three-bedroom units: Limited availability, $2,400+
“The math just doesn’t work anymore,” says local real estate agent Tom Williams. “We have teachers making $45,000 trying to afford $1,600 rent, plus utilities, plus everything else. Something has to give.”
Who Gets Left Behind
The housing crisis doesn’t affect everyone equally. County data shows persistent racial disparities in homeownership, with communities of color facing additional barriers to building wealth through property ownership.
Young adults find themselves particularly squeezed, often forced to live with roommates well into their thirties or move back with parents despite having full-time jobs. Graduate students at Cornell University and Ithaca College struggle to find affordable housing within reasonable commuting distance of campus.
Service workers – the people who keep restaurants, stores, and essential services running – face perhaps the greatest challenges. With wages often starting around minimum wage, even modest rent increases can trigger housing instability.
“I’ve seen families double up in apartments, people sleeping on couches, others driving 45 minutes each way because that’s where they can afford to live,” explains Jennifer Torres, a local social services coordinator.
Senior citizens on fixed incomes represent another vulnerable population. As property taxes rise alongside housing costs, some longtime residents find themselves unable to afford staying in homes they’ve owned for decades.
Looking Toward Solutions
County leaders plan to use this housing data snapshot to shape a comprehensive 10-year housing strategy. The approach will need to address both immediate needs and long-term growth patterns.
Projects like SouthWorks offer hope, with plans to add hundreds of mixed-income units that could help bridge the gap between luxury developments and affordable housing. These developments aim to create communities where people across income levels can live side by side.
Local officials are exploring several strategies:
- Incentivizing workforce housing development through tax credits and zoning changes
- Supporting first-time homebuyer programs with down payment assistance
- Encouraging accessory dwelling units (ADUs) in existing neighborhoods
- Partnering with employers to develop housing for essential workers
“We need creative solutions that work for everyone,” notes county planning director Michael Chen. “That means developers, landlords, renters, and homeowners all need to be part of the conversation.”
Some advocates push for more aggressive rent stabilization measures, while others emphasize increasing supply through streamlined approval processes for new construction.
The challenge extends beyond just building more units. Transportation, job locations, school quality, and community services all influence where people can realistically live and work.
FAQs
What percentage of income should go toward housing costs?
Housing experts recommend spending no more than 30% of gross income on rent or mortgage payments, though many Tompkins County residents now exceed this guideline.
Why are housing costs rising so quickly in Tompkins County?
Limited housing supply, growing demand from students and professionals, construction costs, and regulatory hurdles all contribute to rising prices throughout the region.
What assistance programs exist for struggling renters?
Tompkins County offers emergency rental assistance, housing voucher programs, and first-time homebuyer support, though demand often exceeds available funding.
How do Tompkins County housing costs compare to other areas?
While lower than major metropolitan areas, housing costs in Tompkins County have risen faster than local wages, creating affordability challenges relative to regional income levels.
What can renters do to find affordable housing?
Consider roommates, explore neighboring communities with lower costs, apply for assistance programs early, and work with local housing counselors who understand available resources.
When might housing costs stabilize in the area?
Market predictions vary, but increased housing construction and regional economic changes could help moderate price growth over the next several years, though significant relief may take time to materialize.
About the Author
