At a glance
| Location | About three miles west of Gainesville on State Road 26, unincorporated Alachua County (Jonesville area) |
|---|---|
| Town center | Tioga Town Center, opened 2004 |
| Home types | Single-family homes, plus apartments at the town center |
| New home listings | $695,500 to $1,310,520 (six listings, 2026) |
| Builders listed | Pridgen Homes, Dibros, Warring Homes, Advanced Building Concepts, Barry Bullard Homes, Tommy Waters Custom Homes |
| Amenities | Pool, clubhouse, courts, playground, trails, community garden, turtle pond |
Town of Tioga at a glance
Tioga is a mixed-use development about three miles west of Gainesville along State Road 26 (Newberry Road). It is not a city: it sits in unincorporated Alachua County, inside the wider Jonesville area. The community is anchored by Tioga Town Center, a walkable block of shops, restaurants, offices and apartments that opened in 2004.
The community lists a pool with cabana baths and clubhouse, a playground, tennis, basketball and volleyball courts, walking green space and nature trails, a community vegetable and flower garden, and a turtle pond. It also hosts a farmers market and community events.
Is Town of Tioga a good area to live?
Tioga suits a buyer who wants a newer custom home near a small walkable town center, west of Gainesville with county millage. It suits a buyer looking for an entry-level price less: the six new homes listed in September 2026 started at $695,500, more than double Gainesville's typical value.
Check which phase a home is in, since newer streets may still have construction nearby.
Homes and prices
New custom homes
Most homes are single-family, built in phases by local custom builders. Tioga Realty's new construction page listed six homes in 2026:
| Plan | Builder | Heated sq ft | Listed price |
|---|---|---|---|
| The Luke | Tommy Waters Custom Homes | 2,242 | $695,500 |
| The Drexel | Dibros Design and Construction | 2,734 | $743,860 |
| The Clover | Pridgen Homes | 2,264 | $769,345 |
| The Lily | Barry Bullard Homes | 2,890 | $909,900 |
| The Monarch | Warring Homes | 3,077 | $998,300 |
| The Santa Monica | Advanced Building Concepts | 3,216 | $1,310,520 |
The listing notes that designs and pricing can change without notice. All six were four-bedroom plans, with heated living areas from 2,242 to 3,216 square feet, which works out to roughly $310 to $408 per heated square foot. Those prices sit well above Gainesville's typical home value of $295,760 (Zillow, August 2026), so compare new builds with Tioga resales before you decide.
Resales
Earlier phases offer resale homes, which may include landscaping and finishes you would pay extra for on a new build. Ask a local agent for closed Tioga sales from the last 12 months.
Living in Town of Tioga
Tioga Town Center
Tioga Town Center opened in 2004 with shops, restaurants, offices and apartments, and hosts a farmers market and community events.
Amenities
The community lists a pool with cabana baths and clubhouse, a playground, tennis, basketball and volleyball courts, nature trails, a community vegetable and flower garden, and a turtle pond.
Getting around
Tioga is about three miles west of Gainesville on State Road 26 (Newberry Road). Most trips are by car.
Schools
The community site lists Meadowbrook Elementary, Kanapaha Middle and Buchholz High among the schools serving Tioga. School zones change, so check the exact address with Alachua County Public Schools before you rely on it.
Costs: HOA, property tax and flood
HOA and any CDD
Ask the seller for the homeowners association documents, current dues and architectural rules for the home's section. We could not find a published dues schedule or a community development district for Tioga, so also read the non-ad valorem lines on the parcel's tax bill to confirm whether any special district assessment applies.
Property tax
The Alachua County Property Appraiser's preliminary 2026 table puts total millage for unincorporated parcels at 18.7624 or 18.6722, depending on the water management district, against 21.9243 or 21.8341 inside Gainesville city limits. On $300,000 of taxable value, 18.7624 mills is about $5,629 a year before exemptions and non-ad valorem charges. Final rates are adopted in September. The Alachua County property tax guide covers homestead and the other exemptions.
Flood and insurance
Check the parcel on FEMA's flood map and ask the seller for any elevation certificate. FEMA notes that most homeowners policies do not cover flood damage, so price a separate flood policy even outside a high-risk zone, and get insurance quotes before your inspection period ends.
Pros and cons of Town of Tioga
Pro: a town center within walking distance
Shops, dining and events at Tioga Town Center.
Pro: local custom builders
Six builders listed homes in 2026, from 2,242 to 3,216 heated square feet.
Con: high entry price
New homes listed from $695,500 to $1,310,520, roughly $310 to $408 per heated square foot.
Con: car-dependent beyond the center
Work, school and larger shopping trips are mostly by car along SR 26.
What to check before you buy
- Phase and construction. Ask which streets are still under construction and for how long.
- Lot and drainage. Look at the lot's grading and where stormwater goes, especially on newer phases.
- Builder contract. Compare deposits, allowances and warranties between builders.
- Taxes. County millage applies; see the Alachua County property tax guide.
For more new-home choices, see new construction in Gainesville and Oakmont.
Common questions
Where is the Town of Tioga?+
Town of Tioga is about three miles west of Gainesville along State Road 26 (Newberry Road), in unincorporated Alachua County within the Jonesville area. It is a planned community rather than a separate city, so county government and county millage apply. Tioga Town Center, the community's shopping and dining hub, opened in 2004.
How much are new homes in Town of Tioga?+
Tioga Realty's 2026 new construction page listed six homes from $695,500 to $1,310,520, built by Tommy Waters, Dibros, Pridgen, Barry Bullard, Warring and Advanced Building Concepts. The listing notes that designs and pricing can change without notice, so ask each builder for a current price sheet and lot premium.
Does Town of Tioga have an HOA or CDD?+
We did not find a published HOA dues schedule or a community development district for Tioga, so request the association documents, budget and dues from the seller and read the non-ad valorem lines on the parcel's Alachua County tax bill to see every assessment that applies.
What schools serve Town of Tioga?+
The community lists Meadowbrook Elementary, Kanapaha Middle and Buchholz High among its schools, plus nearby private options. School attendance zones can change, so confirm the zoned schools for the exact address with Alachua County Public Schools before you buy, and again before you sign a builder contract.
What are property taxes in Town of Tioga?+
Tioga is in unincorporated Alachua County, so county millage applies. The Alachua County Property Appraiser's preliminary 2026 table lists 18.7624 or 18.6722 mills, about $5,629 a year on $300,000 of taxable value before exemptions. On a $700,000 new home the tax is much higher, so ask for an estimate on the actual price and exemptions.
Sources
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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