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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1 Bedroom

1 |

1

| 725 SQ.FT

2 Bedroom

2 |

2

| 822 SQ.FT

4 Bedroom

4 |

4

| 1277 SQ.FT

Stunning Layouts

Choose from a variety of spacious floor plans tailored to meet your needs. Our apartments include studios, 1-bedroom, and 2-bedroom options, all designed with quality finishes and thoughtful details like granite countertops and garden-style tubs. Rent by the room options are also available to fit your lifestyle.

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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.