South Hill Homes For Sale

South Hill Real Estate Guide

If you're looking into South Hill real estate, you're considering one of the most established and sought-after areas in all of Spokane. South Hill sits on a basalt bluff just south of downtown, rising above the city and offering sweeping views of the Spokane River valley. It's the kind of place where century-old Craftsman homes sit a few blocks from modern new construction, and where a walk through the neighborhood might include passing Manito Park's botanical gardens, dodging the area's famously bold wild turkeys, and stopping into a Perry District cafe for coffee.

South Hill is not a single neighborhood. It's a collection of them, each with its own personality but all connected by a shared reputation: this is where Spokane's most enduring residential streets are found.

What to Love About South Hill

• Manito Park, a 78-acre centerpiece featuring Duncan Garden, Gaiser Conservatory, a Japanese garden, playgrounds, and a duck pond
• Tree-lined streets on a grid system that makes the area easy to walk and navigate
• Some of the best-rated schools in Spokane, including Hutton Elementary, Wilson Elementary, and Ferris High School
• The Perry District, a walkable commercial hub with local restaurants, a weekly farmers market, and independent shops
• Proximity to High Drive Bluff Park, offering 20+ miles of trails and dramatic valley views
• Quick access to downtown Spokane (minutes by car) and easy I-90 connections to the airport, Cheney, and Coeur d'Alene
• Homes that have historically held their value and appreciated strongly compared to other Spokane neighborhoods

Real Estate and Homes

South Hill's housing stock is one of its defining features. Because development here started in the late 1800s and continued through nearly every era since, you'll find a striking range of architectural styles within a relatively compact area.

The dominant styles include Craftsman bungalows, Victorian-era homes, Tudor Revivals, and American Foursquares in the older neighborhoods closest to downtown. As you move further south and uphill, the homes shift toward mid-century ranchers, split-levels, and eventually newer construction in developments along the upper South Hill.

Here's a quick look at the sub-neighborhoods:

Rockwood: One of Spokane's most prestigious addresses. Grand homes on large, landscaped lots with tree-lined streets. Many properties here carry historic significance and feature standout architectural details.

Manito: Historic homes immediately surrounding Manito Park. Expect beautifully preserved properties, many dating to the early 1900s, with a walkable lifestyle centered on the park.

Cliff-Cannon: Perched on a bluff just south of downtown with city views. A blend of historic homes and more modern apartments, offering a quick commute to the city center.

Cannon Hill: Developed in the early 1900s, with styles ranging from American Foursquare and Tudor Revival to modest Craftsman bungalows. Cannon Hill Park anchors the neighborhood.

Lincoln Heights: Further south on the hill, with a broader variety of home types including ranch-style homes and newer developments. Access to Lincoln Park and a moderately walkable commercial strip.

High Drive: Properties along the western bluffs with views of the Latah Valley. Access to the High Drive Bluff trail system. A quieter, more tucked-away feel.

Perry District (Lower South Hill): The most walkable commercial area on the South Hill. Smaller bungalows and Craftsman homes within walking distance of restaurants, breweries, and shops.

Local Tip: Walkability varies significantly across the South Hill. The Perry District and areas near Manito Park are the most walkable. As you move further south toward the 57th Avenue corridor, the area becomes more suburban and car-dependent, though the retail and dining options (Target, Trader Joe's, MUV Fitness) are concentrated there.

Property types span single-family homes (the majority), condos, townhomes, and a small number of vacant lots. Floor plans commonly range from two to five bedrooms. Lot sizes are typically standard city lots (around a quarter-acre or smaller near the core), though larger parcels exist in the upper reaches.

New construction is limited on the lower South Hill due to the density of existing homes, but builders like Paras Homes are developing communities on the upper South Hill, including Glennaire and Trickle Creek, with larger lots and valley views.

Lifestyle and Local Highlights

Living on the South Hill means living close to green space. Manito Park is the obvious anchor, but there's more:

• Cannon Hill Park: Quieter and less trafficked than Manito, with open green space and walking paths
• Comstock Park: Includes a public pool, sports courts, and playground
• High Drive Bluff Park: Over 500 acres with 20+ miles of trails and overlooks above the Latah Creek valley

The dining scene on the South Hill has grown considerably. A few highlights:

• Luna (upper Perry Street): Fine dining with seasonal, locally sourced menus and a gorgeous garden patio
• Perry Street Brewing: Craft beer in a laid-back, industrial-style space with a garage-door patio opening
• Rockwood Bakery: A neighborhood institution for pastries and coffee
• Remedy: Rooftop bar and restaurant on Grand Blvd, family-friendly with a full mocktail menu
• Republic Pi: Wood-fired pizza near Manito Park

The weekly South Perry Farmers Market runs through the growing season and has become a community gathering point.

Schools are a significant draw. The South Hill is served by Spokane Public Schools, and several of the district's highest-performing elementary schools are here. Ferris High School serves the southern portion. Private options, including Gonzaga Prep, are within easy reach.

South Hill's community identity is strong. Neighbors know each other. The turkeys roaming the streets are a running inside joke. And the combination of historic homes, walkable pockets, good schools, and access to trails and parks is hard to match elsewhere in Spokane.