Ithaca Neighborhood Housing Services (INHS)

What Ithaca Neighborhood Housing Services (INHS) does

Ithaca Neighborhood Housing Services (INHS) is a 501(c)(3) nonprofit founded on September 28, 1976, headquartered at 115 W. Clinton Street, Ithaca, New York. The organization provides affordable housing services across seven Central New York counties — Cayuga, Chemung, Cortland, Schuyler, Seneca, Tioga, and Tompkins — to low- and moderate-income households earning between 30% and 100% of area median income. As a chartered member of NeighborWorks America, INHS operates an integrated service stack spanning three pillars: rental housing, homeownership pathways, and home repair programs.

INHS owns and operates a portfolio of approximately 675+ rental units across 15+ distinct communities ranging from 12 to 98 units, including mixed-income apartment buildings, senior housing, townhomes, and a 95-home manufactured housing community (Compass MHC). Notable developments include Village Grove, the first Passive House-certified multifamily housing in Tompkins County with up to 80% heating/cooling energy reduction, and Verona Village, renovated in 2024 with a 25% energy usage reduction. The homeownership division includes a Community Housing Trust (CHT) with 85 homes using a shared-equity model where INHS retains land ownership and resale values are capped at 2% annual increase to preserve permanent affordability. The organization also runs a Minor Repair Program (serving homeowners 60+ and people with disabilities) that has completed nearly 9,000 repairs, and a Homebuyer Education Program delivered in both virtual and in-person formats at $10–$75 per class.

The revenue model is a hybrid nonprofit structure: (1) recurring rental income from the owned portfolio, (2) one-time fees from homebuyer education classes ($75 virtual, $75 in-person, $20 home inspection, $10 post-purchase workshops) and a $5-per-download video on-demand library, and (3) the dominant line — government and grant funding from federal sources (HUD, LIHTC), New York State (NYSERDA, NYS HCR Access to Home Program), and nonprofit partners (Enterprise Community Partners). Distribution is direct-to-consumer via the ithacanhs.org website, in-person offices, and partner-hosted locations such as Auburn Housing Authority and Watkins Glen Housing Authority. INHS uses RealPage for online waitlist management across its rental portfolio and has historically facilitated nearly $50 million in loans for over 1,300 first-time homebuyers.

Name

Ithaca Neighborhood Housing Services (INHS)

Legal name

Ithaca Neighborhood Housing Services, Inc.

Website

https://ithacanhs.org

Company type

Private

Founded year

1976

Operating status

Operating

Headcount range

11–50 employees

Short description

Ithaca Neighborhood Housing Services (INHS) is a 50-year-old NeighborWorks chartered nonprofit that develops, owns, and manages affordable rental housing (~675+ units), Community Housing Trust shared-equity homeownership, and home repair programs for low- and moderate-income households across seven Central New York counties.

Ownership category

akta.pro rank

Product category

Affordable Housing Services

NAICS

Services for the Elderly and Persons with Disabilities (624120), Continuing Care Retirement Communities and Assisted Living Facilities for the Elderly (62331), Administration of Housing Programs (925110)

SIC

Real Estate (6500), Services-To Dwellings & Other Buildings (7340)

akta.pro primary industry

Homeowners Association (HOA) Management (BPAJAHAB)

akta.pro secondary industries

Fair Housing, Compliance & Housing Program Oversight (FSALAKAN), Home & Community-Based Services (HCBS) Coordination & Case Management (HSABAIAM)

Keywords

• Affordable housing development
• Homebuyer education
• Rental property management
• Home repair programs
• Community housing trust

Headquarters

HQ city

New York

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Technology or R&D, Others

Revenue model

1. Rental Income: INHS operates a diverse portfolio of rental properties across seven counties, generating rental income from hundreds of affordable housing units including apartments and townhomes.
2. Homebuyer Education Programs: The organization offers homebuyer education courses, home inspection classes, and post-purchase workshops for fees ranging from $10 to $75 per class, with video on-demand access at $5 per download.
3. Government and Grant Funding: As a nonprofit, INHS receives funding through federal, state, and local programs including NYSERDA, HUD, Low-Income Housing Tax Credits, and various affordable housing grant programs.

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels7 records

Core offering

INHS is a community-based nonprofit that develops, owns, and manages affordable rental housing across seven Central New York counties. It also operates the Community Housing Trust shared-equity homeownership program, delivers HUD/NYSERDA-funded homebuyer education and counseling, provides down-payment and closing-cost financial assistance/lending for first-time buyers, and runs Minor and Major Repair programs enabling seniors and people with disabilities to safely age in place.

Product overview

INHS operates as a comprehensive affordable housing organization offering a portfolio of 15+ distinct rental property communities plus homeownership and repair programs. The core rental portfolio includes mixed-income apartment communities (ranging from 12 to 98 units) across seven Central New York counties, with properties built to various sustainability standards (LEED, Passive House, Energy Star). The homeownership division offers the Community Housing Trust (CHT) for shared-equity affordable purchases, homebuyer education courses (virtual and in-person formats), down payment assistance, and lending services. Repair programs include Minor Repairs (serving seniors 60+ and people with disabilities) and Major Repairs. All components are tied together through the NeighborWorks network, serving households across Cayuga, Chemung, Cortland, Schuyler, Seneca, Tioga, and Tompkins Counties.

Differentiator

Problem solved

Functional benefit

Brands

• Community Housing Trust (CHT): A shared equity program where homebuyers purchase only the house while the Trust owns the land, ensuring permanent affordability with resale value capped at 2% increase per year.

Products and services

• 210 Hancock Apartments Mixed-income, mixed-use community with 54 one- and two-bedroom units in a multi-family building and five three-bedroom townhomes serving households earning 30-100% area median income.
• Breckenridge Place Mixed-income apartment community with 50 one- and two-bedroom apartments offering affordable living for households earning 50-90% area median income.
• Cedar Creek Apartments Energy-efficient affordable rental community with 39 one, two, and three-bedroom units serving households earning 50% area median income.
• Compass Manufactured Home Community 95-home manufactured housing community located in the Village of Trumansburg and Town of Covert with modern upgrades including new roads, utilities, and playground.
• Glen Lake Apartments Three-story apartment building with 34 rental units plus a 7,300 square foot childcare center, managed in partnership with Watkins Glen Housing Authority.
• Founders Way Mixed-use, mixed-income community with 53 rental units including studios, one, two, three, and four-bedroom apartments serving households earning 30-100% area median income.
• Ithaca City Apartments Scattered-site portfolio with 98 affordable housing units throughout the City of Ithaca, serving households earning 50-60% area median income.
• Henry St John Historic mixed-use property with 12 apartment units, a public gymnasium, and office space for local nonprofits.
• Newfield Garden Apartments 28 one-bedroom apartments designed for seniors (62+) and those with disabilities, featuring elevator access and proximity to public transportation.
• Pine View Circle 48-unit apartment community built to LEED standards with high-efficiency gas heating, central A/C, and Energy Star appliances.
• Stone Quarry Apartments Energy efficient mixed-income family development with 16 two-story townhomes and a three-story multi-family elevator building offering one, two, and three-bedroom units.
• Verona Village 46-unit senior housing development renovated in 2024 with energy reduction improvements, serving households earning 30% area median income.
• Village Grove Apartments Passive House certified intergenerational mixed-income community with 40 one-, two-, and three-bedroom apartments plus 6 three-bedroom townhomes, reducing heating/cooling energy use by up to 80%.
• Wheat Street Apartments 31 one, two, and three-bedroom apartments in a converted school building plus 16 new three-bedroom townhouses serving households earning 50-70% area median income.
• Community Housing Trust (CHT) Shared equity homeownership program where buyers purchase only the house while the Trust owns the land, ensuring permanent affordability with resale value capped at 2% annual increase.
• Homeownership Programs (Down Payment Assistance, Counseling, Lending) Down payment and closing cost financial assistance, one-on-one financial counseling, and lending services for first-time homebuyers across the seven-county service area.
• Homebuyer Education Program Classes covering home-buying steps, meeting local professionals (lenders, Realtors, attorneys), down payment assistance information, and closing document understanding, in virtual four-week and in-person one-day formats at $75 per course.
• Video On-Demand Library Video workshop series covering property taxes, preparing homes for aging in place, managing large repairs and hiring contractors, homeowner's insurance, and selling a home, available at $5 per video download.
• Minor Repair Program Program helping homeowners age 60+ and individuals with disabilities maintain safe and healthy living conditions with skilled labor at no cost and material cost assistance when funding allows.
• Major Repair Program Program delivering larger home repair services (roofs, insulation, furnaces, foundation work, paint) to low/moderate-income homeowners in the seven-county service area.

Quantifiable outcome

• Reduced heating and cooling energy use by up to 80% compared to conventional construction (Village Grove Passive House)
• +6 more outcomes

Named customers10 records

Segments5 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration1 record

Feature3 records

Partnerships

Seven partnerships are on record, tiered core and minor.

• HOLT ArchitectscoreStrategic or Co-development PartnerHOLT Architects partnered with INHS on Village Grove, a 71-unit mixed-income housing development in Trumansburg that achieved Passive House certification. The project won NYSAFAH's Upstate New York Affordable Housing Project of the Year award and received recognition from NYSERDA's Buildings of Excellence competition.
• Tioga OpportunitiescoreStrategic or Co-development PartnerINHS and Tioga Opportunities partnered to receive funding for a home accessibility upgrade program serving residents in the region.
• Better Housing for Tompkins County, Inc.coreStrategic or Co-development PartnerINHS and Better Housing for Tompkins County jointly issued an RFP for third party Construction Management services for residential housing projects receiving funds from local, state, and/or federal sources.
• Watkins Glen Housing AuthoritycoreImplementation/ SI/ Consulting PartnerWatkins Glen Housing Authority manages Glen Lake Apartments in partnership with INHS. Applications for Glen Lake units are available through the Watkins Glen Housing Authority.
• Auburn Housing AuthorityminorChannel Partner/ Reseller/ DistributorAuburn Housing Authority serves as a host location for INHS homebuyer education classes in Cayuga County, expanding INHS's reach beyond its main service area.
• Cornell Cooperative Extension Tompkins CountyminorStrategic or Co-development PartnerCornell Cooperative Extension Tompkins County provides a Community Energy Advisor who participates in INHS post-purchase workshops to share weatherization tips and energy incentive program information.
• NeighborWorks AmericacoreStrategic or Co-development PartnerINHS is a chartered member of NeighborWorks America, a national nonprofit that provides support, training, and resources to community-based housing organizations.

Scale indicators11 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• PathStone Corporation: PathStone is a Rochester-headquartered nonprofit providing affordable housing development, property management, and supportive services to low-income households across upstate New York. It is the most direct regional comparable to INHS in scale and programmatic mix.
• Home HeadQuarters: Home HeadQuarters is a Syracuse-based nonprofit housing organization providing homeownership counseling, homebuyer education, and affordable housing development across Central New York. It mirrors INHS's combination of lending, education, and development services in an adjacent upstate market.
• Better Housing for Tompkins County: Better Housing for Tompkins County is a local nonprofit affordable housing partner that has jointly issued RFPs with INHS for construction management services. They collaborate on the same county-level development pipeline and serve overlapping low-income populations.
• Rural Opportunities, Inc. ROI is a Rochester-based Community Development Corporation providing affordable housing, workforce development, and supportive services in rural upstate New York counties. Comparable to INHS in targeting rural Central NY geographies with similarly mixed program portfolios.
• Habitat for Humanity of Tompkins County: The local Tompkins County Habitat affiliate builds and rehabs affordable homes for first-time low-income buyers in the same service area as INHS. They directly overlap with INHS's homeownership and repair missions within the same seven-county geography.

Broad incumbents

• NeighborWorks America: NeighborWorks America is the national network of chartered affordable housing organizations of which INHS is a member. It functions as the umbrella incumbent and capacity-builder that defines the INHS operating standard.
• Preservation of Affordable Housing (POAH): POAH is a national nonprofit that preserves and operates affordable rental housing at scale. It operates a much larger portfolio than INHS but executes the same combination of affordable development, ownership, and property management that INHS operates regionally.
• Enterprise Community Partners: Enterprise is a national affordable housing nonprofit that certifies developments under its Green Communities standard and provides capital to community developers. INHS's Village Grove is Enterprise Green Communities certified, making Enterprise both a partner and a broad benchmark.
• Local Initiatives Support Corporation (LISC): LISC is a national CDFI providing financing, capacity-building, and grants to local affordable housing developers like INHS. It is a macro peer in mission and a key funder/incumbent in INHS's operating model.

Regional players

• CNY Affordable Housing: CNY Affordable Housing, the trade association for Central NY multifamily housing providers, represents a regional network of affordable housing owners and developers overlapping with INHS's territory and policy engagement.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/pg/IthacaNHS
• Instagraminstagram.com/ithacanhs
• LinkedInlinkedin.com/company/ithaca-neighborhood-housing-services-inc

Compliance7 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles10 records

Funding overview

Funding rounds2 records

Investors2 records

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Ithaca Neighborhood Housing Services (INHS)