OFF MARKET

Off market jun 2022 for $251K

$315,088

—

•

— ba

•

2,540

sq ft

86 Simms Hill Rd, Dryden, NY 13053

About this home

Owner occupy with income or strictly investment, either way this 3-unit property offers a comfortable living style with a high efficiency furnace and boiler, front porch, two decks, garage for workshop and other uses, and distant views on 1.44 acres. Enjoy the distant views and the star-filled night skies from the back yard or front porch. The 2540 SF main level includes a lovely 2 BR/1 BA with a 900sf full unfinished basement, a 2 BR/2 BA with an additional 1,000 SF full finished lower level and an attached 1 BR/1 BA suite with its own eat-in kitchen. Each unit includes skylights for additional lighting. Located 2 miles to TC3 and convenient to Cortland and Ithaca. See list of features and improvements in attached documents.

Multi-familyProperty Type

1989Year Built

1.44 acresLot Size

$124Est. Price/Sq.Ft.

1 car garageParking

Listing by Dennis Mogil • Howard Hanna

Bought with Jamie Jones • Howard Hanna

Redfin checked: a minute ago

•Source:IBRMLS #406146

Redfin Estimate

$315,088

$64K since sold in June 2022$22K since October

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 16.9% lower than the average sale price ($379K) of 6 comparable homes.

SOLD SEP 14, 2026
$400,000
A
4 beds2.5 baths2,043 sq ft
8 Bridle Ln, Dryden, NY 13053
Listing by Dryden Realty
SOLD AUG 28, 2026
$355,000
B
5 beds2 baths2,268 sq ft
229 Gulf Hill Rd, Freeville, NY 13068
Listing by Hage Real Estate
SOLD JUN 3, 2026
$350,000
C
4 beds2.5 baths2,060 sq ft
211 Sweetland Rd, Cortland, NY 13045
Listing by Hage Real Estate
SOLD SEP 2, 2026
$292,000
D
4 beds2 baths2,168 sq ft
3 Meadow Dr, Freeville, NY 13068
Listing by Warren Real Estate of Ithaca Inc. (Downtown)
SOLD JUN 23, 2026
$499,000
E
4 beds2.5 baths2,412 sq ft
3 Scenic Way, Freeville, NY 13068
Listing by RE/MAX In Motion
SOLD SEP 4, 2026
$380,000
F
3 beds2.5 baths2,388 sq ft
443 Surrey Dr, Cortland, NY 13045
Listing by Yaman Real Estate

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Market trends in 13053, NY

Last updated October 2026

Buyer's Market

Seller's Market

Seller's market

Sale-to-list price

94.7%

3.2% MoM

Median sale price

$320K

$164 MoM

Avg. days on market

79d

14 days MoM

Recently sold homes

4 MoM

New listings for sale

$135,000
2 beds2 baths2,848 sq ft
11 Palmer Dr, Dryden, NY 13053
Listing by Yaman Real Estate, (607) 753-9644
$249,000
6 beds— baths2,301 sq ft
33 W Main St, Cortland, NY 13045
Listing by Berkshire Hathaway HomeServices Heritage Realty, (607) 428-0708
$249,000
6 beds4 baths2,222 sq ft
68 South St, Dryden, NY 13053
Listing by Berkshire Hathaway HomeServices Heritage Realty, (607) 428-0708
See all

Provided by Redfin

Sale history for 86 Simms Hill Rd

Date

Event

Price

IBRMLS #406146

Jun 14, 2022

Sold

$251,500

$99/sq ft

Mar 7, 2022

Listed

$253,650

$100/sq ft

IBRMLS #IB406146

Jun 14, 2022

Sold

$251,500

$99/sq ft

Mar 7, 2022

Listed

$253,650

$100/sq ft

Public record

Public record
Zoning

Beds

—

Baths

—

Stories

—

Lot width

—

Lot depth

—

Lot size

—

Year renovated

—

Sq. Ft.

—

Year built

—

Style

Multi-Family (2-4 Unit)

County

Tompkins County

APN

26.-1-9.612

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Jun 8, 2023.

Neighborhood Residential District

The purpose of the Neighborhood Residential (NR) District is to define areas of the Town where established neighborhoods are situated in a rural landscape and constitute the primary land use. Single-family homes are the predominant form of development, and future development is unlikely. Home occupations are the primary commercial activity in this district. Agriculture is an allowed use in this district.

Property details

Parking

Parking/Garage Information
Has Garage
Has Attached Garage
Parking Features: Gravel, Garage Door Opener, Attached

Interior

Heating & Cooling
Heating: Baseboard, Electric, Forced Air, Hot Water, Oil

Interior Features
Appliances: Dishwasher, Dryer, Microwave, Refrigerator, Electric Cooktop, Gas Cooktop, Washer, Electric Water Heater

Room Information
Has Basement
Basement Details: Finished, Full, Unfinished

Exterior

Exterior Features
Roof: Asphalt, Metal

Building Information
Construction Materials: Frame

Property Information
Property Type: Residential Income
Raw Mls Property Sub Type: 1-4 Units

Lot Information
Lot Size Acres: 1.44

Financial

Tax Information
Tax Annual Amount: $6,335

Utilities

Utility Information
Water Source: Well
Sewer: Septic Tank

Location

Schools Information
Elementary School: Dryden
High School District: Dryden

Location Information
Directions: Route 13N past TC3, right on Simms Hill. Yellow house on left just before top of hill.

Public facts

Beds: —
Baths: —
Sq. Ft.: —
Stories: —
Lot Size: —
Style: Multi-Family (2-4 Unit)
Year Built: —
Year Renovated: —
County: Tompkins County
APN: 26.-1-9.612

Home facts updated by county records on Jun 8, 2023

Around this home

Schools

K - 12
Preschool & daycare

Cassavant Elementary School

Public K-3 • Assigned • 2.3mi

4/10

Dryden Middle School

Public 6-8 • Assigned • 2.4mi

5/10

Dryden High School

Public 9-12 • Assigned • 2.4mi

6/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

3/10 Fire Factor

0.15% chance of being in a wildfire in next 30 years

1/10 Heat Factor

7 days above 92° expected this year, 14 days in 30 years

2/10 Wind Factor

2% chance of strong winds in next 30 years

2/10 Air Factor

0 unhealthy days expected this year, 1 days in 30 years

Provided by First Street

Historical weather

Dryden, NY • 13053

Average low and high temperatures (°F)

27°

16°

31°

18°

49°

30°

59°

38°

64°

47°

77°

58°

82°

63°

78°

56°

75°

50°

61°

40°

47°

32°

34°

20°

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

In this area, properties receive around 8.9 hours in June and 2.4 hours in December, placing it below the U.S. average for solar exposure.

8.9 hrs

2.4 hrs

JuneDecember

Provided by Shadowmap

Estimated sale price

$300,000 – $363,000

Sell confidently with a local market expert in Dryden. 3 minutes to get started.

Nearby similar homes

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New listings for sale in 13053

$135,000

2 beds2 baths2,848 sq ft

11 Palmer Dr, Dryden, NY 13053

New flooring • Open floor plan • Large island

Listing by Yaman Real Estate, (607) 753-9644

$249,000

6 beds— baths2,301 sq ft

33 W Main St, Cortland, NY 13045

Three unit building • Two unit building • Near local shops

Listing by Berkshire Hathaway HomeServices Heritage Realty, (607) 428-0708

$249,000

6 beds4 baths2,222 sq ft

68 South St, Dryden, NY 13053

Four unit property • Two story layout • Covered porches

Listing by Berkshire Hathaway HomeServices Heritage Realty, (607) 428-0708

Home values near 86 Simms Hill Rd

Data from public records.

Address	Redfin Estimate
61 Simms Hill Rd, Dryden, NY 4 Beds \| 2 Baths \| 2072 Sq. Ft.	$288,029
68 Simms Hill Rd, Dryden, NY 3 Beds \| 1 Baths \| 1500 Sq. Ft.	$229,948
45 Simms Hill Rd, Dryden, NY 3 Beds \| 1 Baths \| 1484 Sq. Ft.	$234,839
102 Simms Hill Rd, Dryden, NY 3 Beds \| 2 Baths \| 1336 Sq. Ft.	$279,472
96 Simms Hill Rd, Dryden, NY 2 Beds \| 1 Baths \| 1617 Sq. Ft.	$193,758
96 Simms Hill Rd, Dryden, NY 2 Beds \| 1 Baths \| 1617 Sq. Ft.	$208,911
3 Hanford Dr, Dryden, NY 3 Beds \| 1 Baths \| 1628 Sq. Ft.	$215,571

Address	Redfin Estimate
29 Simms Hill Rd, Dryden, NY 4 Beds \| 1.5 Baths \| 1730 Sq. Ft.	$273,360
35 Simms Hill Rd, Dryden, NY 3 Beds \| 1.5 Baths \| 1404 Sq. Ft.	$224,404
40 Simms Hill Rd, Dryden, NY 2 Beds \| 1.5 Baths \| 1040 Sq. Ft.	$232,214
158 Simms Hill Rd, Dryden, NY 3 Beds \| 2 Baths \| 1560 Sq. Ft.	$268,735
8688 Simms Hill Rd, Dryden, NY 5 Beds \| 4 Baths \| 3540 Sq. Ft.	$333,542
9 Hanford Dr, Dryden, NY 3 Beds \| 2 Baths \| 2032 Sq. Ft.	$289,917
7 Hanford Dr, Dryden, NY 3 Beds \| 2 Baths \| 1804 Sq. Ft.	$284,150

Address	Redfin Estimate
25 Simms Hill Rd, Dryden, NY 3 Beds \| 1 Baths \| 1500 Sq. Ft.	$241,349
53 Simms Hill Rd, Dryden, NY 4 Beds \| 1 Baths \| 1491 Sq. Ft.	$206,071
62 Simms Hill Rd, Dryden, NY 3 Beds \| 2.5 Baths \| 1904 Sq. Ft.	$392,885
44 Simms Hill Rd, Dryden, NY 3 Beds \| 2 Baths \| 1152 Sq. Ft.	$111,450
85 Simms Hill Rd, Dryden, NY 3 Beds \| 2 Baths \| 2424 Sq. Ft.	$472,029
4 Hanford Dr, Dryden, NY 3 Beds \| 1.5 Baths \| 1495 Sq. Ft.	$266,590
10 Hanford Dr, Dryden, NY 4 Beds \| 2 Baths \| 1842 Sq. Ft.	$295,052

Property information provided by IBRMLS when last listed in 2022. This data may not match . Learn more.

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