Theory Ithaca
Apartments Near Cornell

Your New Home

Welcome to Theory Ithaca, the newest apartment community in downtown Ithaca, NY, designed with students and university affiliates in mind. Located at 403 E. State Street, our fully-furnished apartments offer the perfect blend of comfort and convenience just steps away from Cornell University.

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Live, Learn, and Thrive in Ithaca

Theory Ithaca is more than just a place to live – it’s a lifestyle. Enjoy direct access to nature along Six Mile Creek, unwind on rooftop terraces, or power through your studies in our modern study lounges. Our location in downtown Ithaca puts you close to dining, shopping, and entertainment, making it easy to balance academics and social life.

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Exceptional Amenities for Inspired Living

Experience the best of Ithaca housing designed to support your academic and personal life.

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See Life at Theory Ithaca

Take a virtual walk through our community gallery featuring fully furnished apartments, rooftop terraces, inviting lounges, and lush outdoor spaces. Visualize your next home where comfort meets style and where community comes alive every day.

Covered rooftop terrace with lounge seating, grilling stations, string lights, and outdoor gathering space designed for resident socializing.

Open-concept apartment kitchen and living area with dark cabinetry, stainless steel appliances, dining space, and modern finishes.

Bright furnished bedroom with large windows, workspace desk, contemporary furnishings, and scenic tree-lined views.

Entertainment lounge with comfortable seating, communal tables, television viewing area, and study spaces for residents.

Contemporary resident lounge and coworking space with flexible seating, workstations, modern décor, and community gathering areas.

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Take a closer look

Wondering what life at Theory Ithaca looks like? Let us show you! Explore our virtual tour and discover what makes our community so special. Want to see even more? Schedule an in-person tour with us today!