Town Of Tioga Gainesville
Homes for Sale in NEWBERRY, FL
True comps, carrying-cost math, and listings before the portals.
Tioga's pricing is driven by lot and build era more than anything else. With homes built between 2000 and 2024 and a median year built of 2007, this is a community where construction age and square footage do more to set value than location alone - a median living area over 2,600 square feet means most buyers here are shopping larger floor plans, not starter homes.
At 4.1 months of supply with only 12 active listings against 406 total homes, this reads as a balanced market - not tilted hard to either side. Sellers should not expect a bidding frenzy, and buyers should not expect distressed pricing; the more realistic posture is a fairly paced negotiation on well-priced, well-maintained listings.
Town Of Tioga Gainesville right now
🟡 Balanced market. 4.1 months of supply and 8% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of July 15, 2026. Confidence: Medium (13 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Town Of Tioga Gainesville. Swipe to explore the community.
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Town Of Tioga Gainesville
Town Of Tioga Gainesville
Town Of Tioga Gainesville
Town Of Tioga Gainesville
Town Of Tioga Gainesville
Town Of Tioga GainesvilleWho Town Of Tioga Gainesville is best for.
Best for
- Buyers looking for a larger floor plan in an established, amenity-heavy HOA community
- Long-term buyers comfortable with deed restrictions and association oversight in exchange for shared amenities
- Buyers who want variety in build year and finish level rather than a single-phase, cookie-cutter subdivision
Probably not for
- Buyers seeking new construction with no prior ownership history or HOA restrictions
- Buyers who want to move fast in a large, quickly-updating inventory pool rather than a limited-listing market
- Buyers uninterested in HOA dues, fence restrictions, or other deed-restricted community rules
The market around Town Of Tioga Gainesville
Town Of Tioga Gainesville is too small for its own price trend, so here is the market around it.
Across Alachua County, 1,279 homes are active and 419 pending (25% under contract).
ZIP and county figures describe the wider market, not Town Of Tioga Gainesville specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Town Of Tioga Gainesville, NEWBERRY
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Town Of Tioga Gainesville
Live MLS inventory for Town Of Tioga Gainesville. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Town Of Tioga Gainesville listings as of 2026-07-16, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Tap any home to ask about it.
Town Of Tioga Gainesville on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Town Of Tioga Gainesville
- Tennis Court(s) · reported on 19 of 23 listings
- Clubhouse · reported on 18 of 23 listings
- Playground · reported on 18 of 23 listings
- Pool · reported on 17 of 23 listings
- Deed Restrictions · reported on 13 of 23 listings
- Golf Carts OK · reported on 13 of 23 listings
- Basketball Court · reported on 12 of 23 listings
- Fence Restrictions · reported on 9 of 23 listings
- Special Community Restrictions · reported on 8 of 23 listings
- Park · reported on 8 of 23 listings
- Pickleball Court(s) · reported on 8 of 23 listings
- Maintenance · reported on 6 of 23 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Alachua County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Alachua County Public Schools (verify by address) · Public
- Developer materials list Meadowbrook Elementary, Kanapaha Middle, Buchholz High · By address
- Zoning can change, confirm zoned schools per home · By address
Zoned schools reflect the assignments reported on recent Town Of Tioga Gainesville listings and can change; always confirm with Alachua County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Town Of Tioga Gainesville address.
Recent Developments in Town Of Tioga Gainesville
Development, infrastructure, retail, and school activity affecting Town Of Tioga Gainesville, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated July 2026.
- April 2026Development
Gainesville board approves 248-unit apartment project in northwest Gainesville
The Gainesville Development Review Board approved a 248-unit multifamily project in northwest Gainesville, planned as four four-story buildings with a clubhouse and amenities, with construction expected to run about 22 months.
What it may mean for the marketA new apartment community of this size adds rental housing to northwest Gainesville, a factor that can influence demand and pricing for nearby communities. The site is about 6 miles northeast of Town Of Tioga Gainesville.
Source: WCJB - April 2026Development
Newberry Ridge development of up to 1,250 homes advances east of Champions Park
Newberry Ridge, a roughly 225 acre project planned for up to 1,250 homes east of Champions Park in Newberry, cleared a land use amendment step and moved toward further Planning and Zoning, City Commission, and state review.
What it may mean for the marketA large planned community of this scale adds significant future housing on the west side of Alachua County, a factor that can influence demand and pricing for nearby communities. The site is about 5 miles west of Town Of Tioga Gainesville.
Source: Mainstreet Daily News - April 2026Development
Sandia West development of about 500 homes advances near Champions Park in Newberry
Sandia West, a roughly 160 acre residential development planned for about 500 homes near Champions Park on the northeast side of Newberry, won Planning and Zoning Board approval and moved toward City Commission and state review.
What it may mean for the marketA large new residential development in Newberry adds future housing supply on the west side of Alachua County, the kind of growth that can shape demand for nearby communities. The site is about 6 miles west of Town Of Tioga Gainesville.
Source: Mainstreet Daily News - December 2025Retail & Dining
Amrit Palace Indian restaurant to open on Southwest 34th Street in Gainesville
Amrit Palace, an Indian restaurant expanding from Ocala, is planned to open at 3105 Southwest 34th Street in Gainesville, adding a dining option along the 34th Street corridor near Archer Road.
What it may mean for the marketA new restaurant on the 34th Street corridor adds to the dining and retail mix that shapes daily convenience for nearby Gainesville communities. The project is about 7 miles east of Town Of Tioga Gainesville, elsewhere in Alachua County.
Source: 352today - May 2025Development
Archer Place luxury condo and retail project breaks ground at Archer Road and 34th Street in Gainesville
Archer Place, a mixed-use development at the corner of Archer Road and Southwest 34th Street near Butler Plaza in Gainesville, broke ground with plans for 92 residential units including penthouses and workforce apartments, ground-floor retail, and a roughly 6,000 square foot restaurant, with completion targeted for late 2026.
What it may mean for the marketA new mixed-use condo and retail project on the Archer Road corridor adds housing and commercial space near Butler Plaza, the kind of activity that can shape demand for nearby Gainesville communities. The site is about 7 miles east of Town Of Tioga Gainesville.
Source: Mainstreet Daily News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Town Of Tioga Gainesville buying strategy.
If we were buying in Town Of Tioga Gainesville today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Town Of Tioga Gainesville.
A build era that spans two decades
The spread from 2000 to 2024 construction means Tioga isn't a single-phase subdivision with one look and one price tier - it's a community that's been built out in stages, so buyers will find a real range of finishes, layouts, and lot placement even within the same association. That makes a walk-through and a comparison of recent closings more useful here than leaning on a single median figure.
The amenity list is broad for a single HOA - tennis, pickleball, a clubhouse, pool, playground, trails, and both a basketball court and park - which typically points to a larger, more established association with layered dues and usage rules. Deed restrictions and special community restrictions are both listed, so buyers should plan to read the HOA governing documents closely, particularly around fencing and any golf cart provisions, since those are called out specifically.
The location and the amenities are priced into every listing in Town Of Tioga Gainesville. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only a handful of active listings at any given time and a two-decade build span behind them, pinpointing which Tioga listing is priced to the current 4.1-month market - versus priced on hope - takes a close read of recent comparable closings, not just the current list. We track that turnover directly and can walk you through what's actually moving versus sitting.
Town Of Tioga Gainesville in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA - confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Town Of Tioga Gainesville buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Town Of Tioga Gainesville sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Town Of Tioga Gainesville, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Town Of Tioga Gainesville home worth?
Get a no-obligation home value based on real comparable sales in Town Of Tioga Gainesville, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Town Of Tioga Gainesville on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Alachua County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Alachua County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Town of Tioga Market Scorecard
Town of Tioga is currently a balanced market. About 4.6 months of supply, a median asking price of $799,000, and homes go under contract in about 36 days.
Typical home value in the 32669 ZIP is $353,875, about 30.7% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Town Of Tioga Gainesville a buyer's or seller's market right now?
How many homes are in Town Of Tioga Gainesville?
What share of Town Of Tioga Gainesville is owner-occupied?
When were the homes in Town Of Tioga Gainesville built?
What schools serve Town Of Tioga Gainesville?
Who is the best real estate agent for Town Of Tioga Gainesville?
How do I find a top NEWBERRY real estate agent who knows Town Of Tioga Gainesville?
Can Momentum Realty connect me with an agent for Town Of Tioga Gainesville?
Should you buy in Town Of Tioga Gainesville?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Town Of Tioga Gainesville with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: July 16, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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More Newberry & Gainesville & Alachua County guides
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