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Town of Tioga A walkable community full of shops, amenities, and Southern charms. Not your typical suburban subdivision.

Welcome to the Town of Tioga! This masterfully planned community combines an urban sensibility with the comfortable pace and natural beauty of a small Southern town.

Tioga is conveniently located off Newberry Road in Newberry, a western suburb of Gainesville, Florida. The 500-acre development is a mix of single family homes and luxury apartments anchored by Tioga Town Center, a pedestrian-friendly retail, dining, and business hub. Homes in tree-lined Tioga come in a variety of sizes and styles and range as widely in price, from the $700k range to $1M and up.

100+ New Town of Tioga Homes For Sale in 2022/2023

Over 100 new homes are now under construction on the south end of the community, with more getting underway next year. The new homes are situated between SW 8th Avenue and Parker Road in unincorporated Alachua County.

We’re excited about the trusted local builders bringing these homes onto the market — including Barry Bullard and Tommy Waters — and the smart, environmentally-friendly way this community is growing. To learn more, see our resource on New Town of Tioga Homes for Sale: Phases 18 – 21.


Tioga is a short commute to Shands and UF, with easy access to fun stuff like Kanapaha Botanical Gardens and Ginnie Springs. Tioga is centered around a walkable town center with a ton of shops, restaurants, cafes and boutiques, as well as a gym and healthcare offices. The Publix at Steeplechase is five minutes by car. An 18-hole public golf course is located just across Newberry Road.

What’s It Like Living in the Town of Tioga?

Glad you asked. For such a big development—the Town of Tioga is set on 500 acres, with plans to expand (more on that later in this guide), the planners have done an excellent job of preserving the natural beauty of the landscape. Twenty per cent of Tioga is permanently set aside as green space. The front porches, narrow landscaped streets, community gardens, and retail offerings encourage walking, running into neighbors, and leisurely bike rides along wooded trails.

Town of Tioga Restaurants

Local Provisions Tioga in Newberry FL
Local Provisions Tioga in Newberry FL

Life at Tioga centers around the town square, where folks set up lawn chairs to watch a movie, take in a free concert under the stars, enjoy a flight of international beers at World of Beer. Casual dining options include Cilantro Tacos and Blue Highway Pizzeria. Local Provisions, a new restaurant from the people behind the The Swamp Restaurant, is set to open soon.

Tioga Town Center: The Hub of the Community

The hub of a community is really its people, but those folks who knit a community together with their warmth and gregariousness need places to get together. Tioga Town Center is that place. Designed to be the hub of the community, it lives up to that promise. Walkable tree-lined street radiate from the central square, where family gather to watch movies under the stars and take in outdoor concerts. The place attracts a mix of locals and near neighbors to its diverse mix of restaurants, cafes, shops and offices.

Tioga Town Center plays host to the Tioga farmer’s market on Saturday mornings from 10am to 2pm (see their Facebook for date/location changes). This part of the development is also trick-or-treater central, come October 31st. Neighbors try to outdo each other competing for the honor of shelling out treats to the town’s many little ones.

Tioga is a safe, down to earth place to live. With a variety of price points comes a wonderful variety of people. And with 40 units of multifamily apartments (and no vacancies) overlooking the Tioga Town Center’s shops and restaurants, you get lots of eyes on the street.


Tioga doesn’t lack for the usual amenities you’d expect to find in a planned community. Some amenities available to all residents (and guests!) include:

  • Pool, cabana baths, and clubhouse
  • A playground sheltered by live oaks
  • Tennis, basketball, and volleyball courts
  • Walkable green spaces and nature trails
  • Community gardens
  • A weekly farmer’s market and community events
  • Mixed use development = retail, convenience + community

What Is a Mixed-Use Development Anyway?

A Festively Lit Street in the Town of Tioga
Tioga Town Center lit up during the holiday season

A mixed-use development combines housing with other uses, such as retail, dining, and offices. When done right, mixed-use developments are compact and lively, not to mention eco-friendly. Conceived as as mixed use development by Julio Diaz, a second generation Gainesville home builder, the Town of Tioga broke from tradition when it broke ground in 1996. Few developers were doing mixed-use at this scale in Alachua County when Diaz entered the scene. He was inspired by the beloved historic Duckpond neighborhood near downtown Gainesville, and traditional planned towns like Seaside and Celebration, Florida, which were designed by the architects of the New Urbanism movement. New Urbanism means narrow streets, varied but coherent architecture at a human scale, ground floor retail situated along landscaped thoroughfares made for strolling, and public spaces for connecting with neighbors. Tioga has been so successful that business have set up shop within the development, making it an engine for economic growth in the region.

Future Growth of the Town of Tioga

Tioga has been one of the fastest growing communities in the Gainesville-Newberry area for the past two decades, but it has grown within a compact footprint, and has retained its pedestrian-friendliness and neighborhood feel. The next phase of development is slated for Tioga’s south end. About a third of the space will be dedicated to open space and a mixed use. Mixed use means more retail and services without having to get in the car.

Town of Tioga Public School Zoning

Tioga is zoned for Meadowbrook Elementary School, Kanapaha Middle School, and Buchholz High School, all of which belong to the Alachua County school district and are well-regarded in Gainesville. A Kidsworks preschool is located at the Town Center. As you can see in the map below, a future elementary school is planned for the south side of Tioga.

Proposed site of future school in Town of Tioga
Proposed site of future school at the intersection of SW 8th Ave and SW 131st St in Town of Tioga

Tioga New Construction Home Builders

Homes in Tioga come in a variety of sizes and shapes, from spacious open floor plans to modern farmhouses (think wood beams and beautiful wood and iron work). Thinking about having a custom home built? The Town of Tioga works with some of the best custom home builders in the Gainesville area.

Tommy Williams Homes – Gainesville’s green builders, Tommy Williams is a well-known Gainesville-area firm that champions energy efficiency, particularly solar power options.

Barry Bullard has built a number of existing homes and is busy bringing more homes to south Tioga.

Other builders working on phases 18-21 include Warring Homes, Pridgen Homes, Advanced Building Concepts, Dibros Design & Construction, and Pridgen Home builders. See below for the most recent listings.

Awards and Accolades

We’d be remiss if we didn’t mention some of the awards the Town of Tioga has received from prominent professional associations for excellence in town planning and land stewardship. Tioga was named Best Smart Growth Community in the nation by the National Homebuilder’s Association and Professional Builder magazine, and Best Community in Florida by the Florida Realtors group. Closer to home, Keep Alachua County Beautiful gave Tioga its “Best Neighborhood” award.

Final Thoughts

Denser than your typical suburban subdivision by design, Tioga is a walkable community that retains the charms of small town living, offering a wide variety of housing options with upscale amenities. So if you value having public places to mingle, shop, and dine within easy reach of your front door, but also enjoy the tranquility and calm of the suburbs, Tioga is the place for you.

Interested in Town of Tioga homes for sale? Get in touch with Rabell Realty. Rabell Realty is Gainesville’s fastest-growing real estate firm, with expert knowledge of the local markets and the negotiating acumen to make sure yours is the winning bid. Give us a call today or shoot us an email to connect with an agent and schedule some viewings!