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HOUSING GUIDE2016-2017
R E V I E W S A N D A D V I C E
F R O M 5 0 + L A W S T U D E N T S
Housing data
neighborhoods explained
apartment ratings
Intelligent Apartment Search
top properties
brownstone info
renter resources
CORNELL LAW
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70% Collegetown/Belle Sherman
11% University Hill
5% Cornell Heights/Cayuga Heights
5% Downtown
9% Elsewhere in the Ithaca Area
Where Cornell Law Students Live
59% Mid- or High-rise Apartment Buildings
35% Standalone Apartment Units, Low-rises, and Houses
6% Mid- or High-rise Condo Buildings
16% Studios or Efficiencies
27% One Bedrooms
31% Two Bedrooms
26% Three or more Bedrooms
What Types of Properties Cornell Law Students Live In
Distribution of Overall Ratings
What Size Residences Cornell Law Students Live In
Average Rent by Apartment Size
0-6.9 7.0-7.9 8.0-8.9 9.0-1031% 18% 29% 22%
STUDIO $1,300
1BR $1,650
2BR $1,850
3BR $2,100
37% Alone
46% Roommate (excluding spouse/partner)
17% Spouse/partner
Who Cornell Law Students Live With
*6% of Students live with pets
**3% of Students have children
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Contents
What’s in the 2016-2017 Cornell Law housing guide
Our data on Cornell Law housing
Collegetown/Belle Sherman, University Hill, Cornell Heights/Cayuga Heights, Downtown
Using the VeryApt website alongside this guide with Scott Bierbryer, Co-Founder of VeryApt
Compiled from 50+ student reviews
Landlord grades, renting process explained, brownstones
DisclaimerThe reviews and ratings presented throughout this guide and the VeryApt website do not reflect the opinions, position or endorsement of VeryApt or Cornell Law. The responses and reviews presented are solely those of the survey respondents. VeryApt and Cornell Law assume no responsibility for readers’ or users’ interpretation of the data. The results do not in any way constitute a warranty or representation by VeryApt or Cornell Law as to the quality, safety, or other features of a property. Students are encouraged to check all available sources of information about properties prior to leasing. The data in this guide is compiled from Cornell Law students, though this guide is not an official publication of Cornell Law. Finally, we do not alter results or edit reviews based on any outside partnerships. However, “Featured” content (unlike “Top” content) is often supplied by partners who helped support this guide, or are from new properties that lack reviews but are likely relevant to students.
Contact Scott Bierbryer, Co-Founder of VeryApt at:
[email protected] | (561) 271-3202
Table of Contents
Housing facts
VeryApt.com and Ithaca Overview
Neighborhood Guides
Apartment Ratings
Renter resources, brownstones
Highest rated apartments
Best for pet owners
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Questions or comments on the housing guide?
If you enjoy the guide, like us on Facebook and follow us on Twitter!
facebook.com/veryaptco
@veryapt
Most popular apartments11
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Why we started VeryApt, and how we can help you find your perfect apartment
Scott [email protected]
Intelligent Apartment Search
My housing search began around this time a few years ago. After the initial excitement of getting accepted into grad school and I ran out of Game of Thrones episodes to watch on my company computer, I figured I needed to find a place to live. I really didn’t know anything about the city, so I approached every person I knew who went to school or worked in the area to learn more.
Countless Google searches, Craigslist refreshes, and spreadsheet tables later, I figured out where I wanted to live. That process helped me find an apartment I love - I managed to balance my desire for space, proximity to students, and high-quality amenities. That said, it didn’t make sense that the process should be so time consuming. My Co-Founder (and neighbor), Ashrit Kamireddi, who worked at TripAdvisor prior to business school, went through the same process as I did and thought that the review and data model he knew so well would be a great one to apply to apartments where grad students and working professionals live.
Two years and thousands of reviews later, we’re proud to offer this guide along with our companion site VeryApt.com. We want this guide to be a starting point for your search: an idea of where you should be looking given your unique situation. The site allows you to go through all of our data in detail and
Scott Bierbryer is a recent Penn Grad student.
Prior to UPenn, he worked at Glenview Capital
Management in NYC. He is a Co-Founder of
VeryApt and lives in Center City Philadelphia.
sort buildings by ratings and features. In addition, we’ve partnered with the most popular buildings to offer you accurate and up-to-date information, so you don’t have to sit in front of your computer refreshing Craigslist.
Try out our Intelligent Apartment Search that will provide you with personalized apartment recommendations based on your unique needs and budget. Please contact us with questions or feedback on the site or this guide, and good luck with your housing search!
Use our intelligent search algorithm to receive a list of top properties
Explore property details and reviews
Book viewings directly withproperty managers and leasing agents
This guide was compiled from survey data of 50+ students We asked students to rate their residences on a 1-10 scale Building ratings are determined by averaging these scores from residents Visit VeryApt.com to search quickly for more detailed amenity and rating information
At VeryApt.com, you can read reviews on buildings in the guide as well as other great properties in Ithaca
About the data in this guide
ITHACA NEIGHBORHOODS EXPLAINEDThe most popular neighborhoods for Cornell Law students
1 Collegetown/ BelleSherman
70% of Cornell Law Students
Collegetown and Belle Sherman are themost popular neighborhoods forCornell Law students - the outgoingsocial scene and easy commute toclass are a few reasons why.
2 University Hill
11% of Cornell Law Students
University Hill is a community of rentedhouses just west of campus. Consider ita more laid-back alternative toCollegetown.
3 Cornell Heights/Cayuga Heights
5% of Cornell Law Students
Cornell Heights offers on-campushousing and convenience to class,while Cayuga Heights has a selection ofpeaceful and affordable living optionsnorth of campus.
4 Downtown
5% of Cornell Law Students
Downtown is Ithaca's center forshopping, dining, and nightlife. There'salways something fun to do, but cost ofliving is a bit higher.
Other Neighborhoods
Less than 5% each
5 Northeast Ithaca
6 East Ithaca
7 West End (West Hill)
9Percentage of Cornell Lawstudents who live outsidethe top 4 neighborhoods
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COLLEGETOWN/ BELLESHERMANWalk to class and live in a community of students
LOCATIONS AND FEATURES
GETTING TO MYRON TAYLOR HALL
WHAT'S GREAT
WHAT COULD BE BETTER
The Collegetown/Belle Sherman area is located just below Cornell’s campus andCascadilla Creek, and extends south to East State Street. From east to west, it begins atVine Street and carries to Stewart Avenue. Traditionally, this region is divided by BelleSherman to the southeast, and Collegetown to the northwest.
Collegetown and Belle Sherman are by far the most popular neighborhoods for CornellLaw students. Students love the short walk to class and appreciate having active sociallives. There are several nice apartment buildings in the area, and the high quality of livingand convenience to class tend to boost the cost of rent.
✔ Easy walk to class
✔ Active social life
✔ Plenty of graduate students
✔ Feels safe
✖ Grocery stores are far away
✖ Gets loud at times
✖ Rent can be more expensive
✖ Few shops
5 - 20Minutes
5 - 10Minutes
5 - 10Minutes
Under 5Minutes
SIGNATURE SPOTS
GroceryP & C Fresh, 7-11
RestaurantsThe Nines, Collegetown Bagels, Agava,College Town Pizza
ShoppingThe Cornell Store
EntertainmentLevel B, Cornell Cinema
FitnessNoyes Fitness Center
ParksE Ithaca Recreation Way, StrawberryFields
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UNIVERSITY HILLRent a house in a scenic residential neighborhood
LOCATIONS AND FEATURES
GETTING TO MYRON TAYLOR HALL
WHAT'S GREAT
WHAT COULD BE BETTER
University Hill is located just west of campus. It's bound by Stewart Avenue to the eastand North Aurora Street to the west. From north to south, it begins at Fall Creek and endsat Cascadilla Creek.
Like Collegetown and Belle Sherman, University Hill is accessible to campus and hasplenty of students. That said, students living in University Hill tend to live in houses andwill for the most part pay less for rent. Many students consider University Hill to be amore quiet alternative to the other neighborhoods that border campus.
✔ Close to campus
✔ Community of students
✔ Rent tends to be cheaper
✔ Fairly quiet
✖ Fewer shops
✖ Farther from restaurants and nightlife
✖ Tough to get groceries
✖ Parking can be an issue
15 - 25Minutes
5 - 15Minutes
5 - 15Minutes
UnderMinutes
SIGNATURE SPOTS
RestaurantsHot Truck (food truck), Lincoln StreetDiner, Northstar House
FitnessNoyes Fitness Center, The Pilates Room
ParksLibe Slope, Ithaca Falls
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CORNELL HEIGHTS/CAYUGA HEIGHTSLive on campus in Cornell Heights, or escape to to a more quiet place in Cayuga Heights
LOCATIONS AND FEATURES
GETTING TO MYRON TAYLOR HALL
WHAT'S GREAT
WHAT COULD BE BETTER
Cornell Heights is the area of campus north of Fall Creek. Past campus to the north, theneighborhood transitions into Cayuga Heights which continues north all the way to NewYork Route 13. These neighborhoods are generally bound by Pleasant Grove Road to theeast and the Finger Lakes to the west.
Cornell Heights is made up mostly of campus dorms, Greek houses, and campus-ownedapartments. Cayuga Heights, just outside of campus, is a great option for those looking tosave a bit on rent and live in a more quiet area. Campus is still fairly accessible, but thecommute to class extends when you live farther north. Many students in Cayuga Heightsopt to take the TCAT to class.
✔ Community of students in CornellHeights
✔ Easily walk to the Law School fromCornell Heights
✔ Cheaper rent in Cayuga Heights
✔ More quiet in Cayuga Heights
✖ Party noise in Cornell Heights
✖ Limited grocery shopping in CornellHeights
✖ Cayuga Heights is farther from class
✖ Fewer students in Cayuga Heights15-60
Minutes10 - 30
Minutes5 - 20
Minutes5 - 10
Minutes
SIGNATURE SPOTS
GroceryTarget, BJ's, TOPS
RestaurantsNed's Pizza, The Heights, SUMO
ShoppingThe Shops at Ithaca Mall
EntertainmentRegal Cinemas Ithaca Mall 14,K-HOUSE Karaoke Lounge
FitnessIsland Health & Fitness, Planet Fitness,Ultimate Athletics
ParksStewart Park
DOWNTOWNEnjoy Ithaca's restaurants, bars, and shops
LOCATIONS AND FEATURES
GETTING TO MYRON TAYLOR HALL
WHAT'S GREAT
WHAT COULD BE BETTER
Downtown is the area surrounding the loop of roads in the center of Ithaca that includesWest Seneca Street (to the north), West Green Street (to the south), East M.L.K. Jr.Street (to the east), and North Meadow Street (to the west).
Downtown is Ithaca's hub for dining, shopping, nightlife, and entertainment. There's asolid amount of graduate students who live in a selection of luxury apartment buildings inDowntown. The walk to class is a bit longer, but students can speed up the commute bytaking the TCAT (usually Route 10).
✔ Great restaurants and bars
✔ Plenty of shops
✔ Nice selection of apartment buildings
✔ Plenty of graduate students
✖ Longer walk to class
✖ Higher cost of living
✖ Street noise
✖ Parking can be an issue
20 - 25Minutes
5 - 15Minutes
5 - 15Minutes
5 - 10Minutes
SIGNATURE SPOTS
GroceryWegman's, GreenStar Co-op
RestaurantsBandwagon, Madeline's, Viva Taqueria,Just a Taste
ShoppingIthaca Commons, Dewitt Mall
EntertainmentLot 10, The Westy, Cinemapolis
FitnessFinger Lakes Fitness Center, BlackbirdYoga, CrossFit of Ithaca
ParksWashington Park, Dewitt Park
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DOWNTOWNEnjoy Ithaca's restaurants, bars, and shops
LOCATIONS AND FEATURES
GETTING TO MYRON TAYLOR HALL
WHAT'S GREAT
WHAT COULD BE BETTER
Downtown is the area surrounding the loop of roads in the center of Ithaca that includesWest Seneca Street (to the north), West Green Street (to the south), East M.L.K. Jr.Street (to the east), and North Meadow Street (to the west).
Downtown is Ithaca's hub for dining, shopping, nightlife, and entertainment. There's asolid amount of graduate students who live in a selection of luxury apartment buildings inDowntown. The walk to class is a bit longer, but students can speed up the commute bytaking the TCAT (usually Route 10).
✔ Great restaurants and bars
✔ Plenty of shops
✔ Nice selection of apartment buildings
✔ Plenty of graduate students
✖ Longer walk to class
✖ Higher cost of living
✖ Street noise
✖ Parking can be an issue
20 - 25Minutes
5 - 15Minutes
5 - 15Minutes
5 - 10Minutes
SIGNATURE SPOTS
GroceryWegman's, GreenStar Co-op
RestaurantsBandwagon, Madeline's, Viva Taqueria,Just a Taste
ShoppingIthaca Commons, Dewitt Mall
EntertainmentLot 10, The Westy, Cinemapolis
FitnessFinger Lakes Fitness Center, BlackbirdYoga, CrossFit of Ithaca
ParksWashington Park, Dewitt Park
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About our Categories
Building Quality Ratings
Pets
Living Situation Ratings
Overall Rating
Popularity
Amenities
ValueOverall feedback on building quality
Properties with the most Cornell Law Students
In-room and building features beyond the basics
Building quality given cost of rent
How pet owners rated the building
Key Building Factor Ratings
Apartment (Apt)
Condo
Properties with one building manager. Often have consistent pricing/features
Properties with multiple owners. Lease terms and features can vary significantly by unit
Property Type
Apartment Ratings
KEY$1,450+ average per renter$1,300-1,449$1,100-1,299Under $1,100*Pricing may vary by unit type and availability
$$$$
$$$
$$
$
Ove
rall
Ratin
g
Mos
t Pop
ular
Pric
eRa
nge
Best
for P
ets
Best
Am
eniti
es
Best
Val
ue
Prop
erty
Typ
e
106 Valentine Place112, 113 Valentine Place227 Linden Ave703-715 East State Street801, 805, 809 East State Street911 East State StreetBelleayreCandlewyck Park ApartmentsCasa RomaCollegetown CenterFairviewHasbrouk ApartmentsLakeland ApartmentsQuarry Arms
AptAptAptAptAptAptAptAptAptAptAptAptAptApt
6.09.06.08.39.06.08.05.07.35.36.57.08.06.0
$$$$$$$$$$
$$$$$$$$$$
$$$
$$$$$$$$$$
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MOSTPOPULARBuildings with the most Cornell Law students
READ MORE REVIEWS AT VERYAPT.COM
What Cornell Law students typically look for:
✔ Lots of Cornell Lawstudents
✔ Excellent location
✔ Affordable apartmentswith solid amenities
STUDIO$1400
1BR$1650
2BR$1850
3BR$2650
TOP 51ST 703-715 EAST STATE ST. STUDENTS30+
2ND 112, 113 VALENTINE PLACE STUDENTS22+
2ND CASA ROMA STUDENTS22+
4TH COLLEGETOWN CENTER STUDENTS20+
5TH FAIRVIEW STUDENTS15+
703-715 EAST STATE (CTT)Belle Sherman, 715 E State St
1ST
$$$$STUDENTS
30+
Review by Cornell Law Student
“ Clean, modern, all the amenities included - this apartment complexwill keep you comfortable through all 3 years at CLS. You'll have adishwasher, washer and dryer (even in a studio!), 2 closets, gymmembership, video doorbell system, bath/shower, and fully furnished,modern apartment. All neighbors are grad students or above, so its farless rowdy than undergrad-filled college town..."
112, 113 VALENTINE (CTT)Belle Sherman, 112 Valentine Pl
2ND
$$$STUDENTS
22+
Review by Cornell Law Student
“ These apartment buildings are excellent. Management at CollegetownTerrace really does an outstanding job. However, there are twoimportant things to consider. First, the view from 112 will be ruined bythe new building. Second, make sure to search for your apartmentearly. Apartments here can be really expensive, however if you bookearly then you can find an apartment where you can get excellent bangfor your buck.”
CASA ROMA (CTT)Belle Sherman, 111 Quarry St S
2ND
$STUDENTS
22+
Review by Cornell Law Student
“ Apartment is nice and reasonably priced. The provided shuttle is veryconvenient for getting to school. A lot of grad students live here.”
HIGHESTRATEDBuildings that were highest rated by Cornell Lawratings
READ MORE REVIEWS AT VERYAPT.COM
What the best properties typically offer:
✔ High-end amenities
✔ Close proximity toCornell Law
✔ Nearby stores/grocery
✔ Excellent management
STUDIO$1400
1BR$1450
2BR$1650
3BR$2100
TOP 51ST 112, 113 VALENTINE PLACE OVERALL
RATING9.0
1ST801, 805, 809 EAST STATESTREET
OVERALLRATING9.0
3RD 703-715 EAST STATE ST. OVERALLRATING8.3
4TH BELLEAYRE OVERALLRATING8.0
4TH LAKELAND APARTMENTS OVERALLRATING8.0
112, 113 VALENTINE (CTT)Belle Sherman, 112 Valentine Pl
1ST
$$$ OVERALLRATING
9.0
Review by Cornell Law Student
“ Couldn't be happier at CTT and definitely worth an extra $100 permonth. The bus to the law school is a great amenity during wintermonths. Gym is awesome.”
801-809 E STATE (CTT)Belle Sherman, 809 E State St
1ST
$$$ OVERALLRATING
9.0
Review by Cornell Law Student
“ Collegetown Terrace is a great place to live. It's a newer building sothe appliances, furniture, and building are in great condition. It's a littlepricey, but the convenience is what keeps me here. There is a gymright next door to my building, a shuttle runs Monday-Friday and dropsoff in front of the law school, the winter maintenance is great, andthere is a washer and dryer in each unit--the washer/dryer has been alife saver! The majority of the tenants seem to be Graduate studentsand we're close enough to Collegetown and campus without having tobe right in the middle of the craziness. Overall, I've really enjoyed ithere!”
703-715 E STATE (CTT)Belle Sherman, 715 E State St
3RD
$$$$ OVERALLRATING
8.3
Review by Cornell Law Student
“ Although quite expensive, the apartments at Collegetown Terraceprovide a lot of amenities including washer/dryer, heat, and gymmembership that make the price worthwhile.”
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BEST FORPET OWNERSHighest rated properties for students with pets
READ MORE REVIEWS AT VERYAPT.COM
Properties in the Best for Pet Owners Listtypically offer:
✔ Larger floorplans
✔ Nearby parks and greenspace
✔ Flexible pet policies
✔ Great management
AVERAGE RENTS FOR HIGHEST RATEDPROPERTIES BY PET OWNERS
STUDIO$1300
1BR$1450
2BR$1650
3BR$2,000
TOP 51ST FAIRVIEW PET RATING10.0
2ND LAKELAND APARTMENTS PET RATING9.0
2NDCANDLEWYCK PARKAPARTMENTS
PET RATING9.0
2ND BELLEAYRE PET RATING9.0
5TH LOFTS @ SIX MILE CREEK PET RATING8.0
FAIRVIEWBelle Sherman, 100 Fairview Square
1ST
$$PET RATING
10.0
Review by Cornell Law Student
“ I've really enjoyed living at Fairview. My apartment is spacious andhas large windows in the living room and bedroom, letting in lots ofnatural sunlight. Rent includes all utilities plus internet and cable,which is really convenient! Management is very friendly andresponsive to maintenance requests. The kitchen has a dishwasher,and there is an A/C unit in the bedroom. Laundry is in the basementand accessible by elevator. Overall, the complex is very quiet andenjoyable to live in...”
LAKELAND APARTMENTSCornell Heights, 319 Highland Rd
2ND
$PET RATING
9.0
Review by Cornell Law Student
“ Lakeland Apartments is a quiet, affordable, and cozy apartmentcomplex north of campus. Most residents are Cornell graduatestudents (but not many law students), and many internationalstudents live here because the apartments are furnished. The landlordand maintenance crew are great..."
CANDLEWYCK PARK APARTMENTSNorthwest Ithaca, 1 Candlewyck Dr
2ND
$$PET RATING
9.0
Review by Cornell Law Student
"This is one of the few apartment complexes in Ithaca that isdog-friendly, which is why my wife and I chose to live here..."
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What COULD BE BETTER
What’s GreatAbout Brownstones
TIPS AND Advice
Leases with independent landlords are negotiable. Check your lease for restrictions on subletters and visitor policies. You may be able to avoid a rent increase by locking in a longer lease.
Lease TermsWatch out for noisy neighbors or light sleepers who may not allow you to host parties. Sounds often travel well through older buildings and you can easily be disturbed by barking dogs, music, or construction.
Noise and NeighborsCheck online reviews and talk to previous tenants to find out about your landlord. Look for one that responds quickly to maintenance requests and has a history of fully refundingdeposits.
Reliable Landlords
No doorman
Older buildings
Few amenities
Often farther from downtown/campus
Lower rents
Spacious floor plans
Great for hosting
3+ bedrooms available
Brownstones and standalone units are apartments or rental homes, often older buildings, usually a few stories tall at most. They typically do not have a doorman, elevator, or many amenities, but are often cheaper and more spacious than the apartment and condo units in larger high-rises.
Brownstones &standalone homesSmaller properties and how to find them
Finding A BrownstoneBrownstones and standalone units can be challenging to find because they tend to be individually owned and do not have full time leasing managers. Listings for July and August move-in dates typically become available in May, June, and July. You can find a unit by searching online listings, contacting a landlord directly, or using a local broker who works with multiple landlords.
Most popular landlordsIf you’re set on a standalone unit, students in Ithaca typically lease from individuals and smaller landlords, so check recent listings to stay up to date on what’s available.
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Grades were assigned to landlords that received two or more reviews by using a combination of management ratings and overall ratings for the properties they manage. Letter grades correspond to the following:
Avramis Real Estate
Collegetown Terrace
CSP Management
Ithaca Renting Company
The Solomon Organization
LandlordGrade
Over 9.5
9.0-9.4
5.0-5.9
6.0-6.9
8.0-8.9
7.0-7.9
A+
C+
A
C
B+
B
LANDLORD GRADES andthe renting process
LANDLORD GRADES
B
A
A
B+
C+
the renting processUnderstanding
If this is your first time renting, here is a heads up on what the process is like:
Application processYou will be asked to fill out an application for an apartment. Likely this will include an application fee ($30-50) and potentially a deposit (up to one month’s rent). If you’re coming from abroad, you may have to provide alternate information - in the absence of a social security number, bank accounts, etc., often landlords will accept your visa documents and acceptance letter. Landlords will use your information to approve you based only on your credit history and income. In the event where there are issues, a landlord may grant the application on the condition that a guarantor cosigns the lease.
after you’re approvedA landlord will often ask for a security deposit and prepaid rent. A landlord typically charges up to two months rent as a security deposit and will ask for up to two months in prepaid rent. At the end of your lease and after you give proper notification that you are moving out (typically 60-90 days), the landlord has 30 days to return the security deposit at the end of the lease. The landlord may not return the deposit in full if there are claimed damages to the property or other charges outstanding.
What to look out forCheck for additional charges or obligations that could cost you more than the listed price of a property. This could include move-in/move-out fees, renters insurance requirements, condo fees, common electrical fees, etc. Definitely ask about previous electrical/utility bills to get a feel for what additional monthly costs there may be. Be sure to research the landlord and management company before placing any sort of deposit. If you have any specific questions, feel free to reach out to us at [email protected].
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