Oaks Preserve vs Town of Tioga
Two Alachua communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-01.
| Metric | Oaks Preserve | Town of Tioga |
|---|---|---|
| Median sale price | $407K | $751K |
| Price per sq ft | $176 | $307 |
| Avg days on market | 15 days | 105 days |
| Months of supply | 2.1 mo | 5.8 mo |
| Market | Seller's Market | Buyer-Leaning Market |
| 1-year price change | False | False |
| Recent closings | 45 | 33 |
The verdict
Town of Tioga carries the higher median price — about 85% above Oaks Preserve. Homes in Oaks Preserve sell faster (15 days on market vs 105). Oaks Preserve is the tighter market on inventory (2.1 months of supply).
Where each one is
| Oaks Preserve | Town of Tioga | |
|---|---|---|
| County | Alachua County, FL | Alachua County, FL |
| City / area | Gainesville | Newberry |
| FEMA flood zones (sampled parcels) | all 14 sampled homes outside a flood zone | all 23 sampled homes outside a flood zone |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Oaks Preserve | Town of Tioga | |
|---|---|---|
| Homes for sale now | 8 | 16 |
| Under contract | 12 | 1 |
| Asking prices today | $386K to $445K | $580K to $1.59M |
| Listed in the last 7 days | 8 | 6 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Oaks Preserve homes for sale · Town of Tioga homes for sale.
The homes themselves
| Oaks Preserve | Town of Tioga | |
|---|---|---|
| Homes (parcels) | 77 | 406 |
| Built | 2023–2024 (median 2023) | 2000–2024 (median 2007) |
| Typical living area | 2,190 sq ft | 2,682 sq ft |
| Homesteaded (owner-occupied) share | 43% | 71% |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Schools the listings are zoned for
| Oaks Preserve | Town of Tioga | |
|---|---|---|
| Elementary | Idylwild Elementary School-Al | Meadowbrook Elementary School-Al |
| Middle | Kanapaha Middle School-Al | Kanapaha Middle School-Al |
| High school | Gainesville High School-Al | F. W. Buchholz High School-Al |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Oaks Preserve is the lower entry point (median $407K vs $751K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Oaks Preserve; Town of Tioga trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Oaks Preserve (15 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Town of Tioga more expensive than Oaks Preserve?
Yes, on recent sales: the median sale price in Town of Tioga is $751,000 versus $407,000 in Oaks Preserve, about 85% higher.
Which has newer homes, Oaks Preserve or Town of Tioga?
Oaks Preserve: its homes were built 2023–2024 with a median year of 2023, versus a median of 2007 in Town of Tioga (Florida DOR assessment roll).
Which has bigger homes?
Town of Tioga. The typical home there is 2,682 sq ft of living area, versus 2,190 sq ft in Oaks Preserve.
What high schools serve Oaks Preserve and Town of Tioga?
Listings in Oaks Preserve most often report Gainesville High School-Al; listings in Town of Tioga report F. W. Buchholz High School-Al. Zoning is set by the district and can change - verify by address.
Go deeper on each: Oaks Preserve homes, photos & schools · Town of Tioga homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.