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Town of Tioga A walkable community with a variety of housing options

Welcome to the Town of Tioga!

The Town of Tioga is a planned community that combines an urban sensibility with the comfortable pace and natural beauty of a small Southern town. Conveniently located off Newberry Road in Northwest Gainesville, the 500-acre development is a mix of single family homes and luxury apartments anchored by Tioga Town Center (pictured above), 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 $300k range to $800k and up. The average home size is 2,500 square feet.


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.

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 is a safe, down to earth place to live (there’s literally a boutique called Down to Earth). Homes aren’t segregated by price point, so you get a variety of neighbors. And with 40 units of multifamily apartments (and no vacancies) overlooking the square’s mixed-use offerings, 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 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 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 in Northeast Gainesville, and neotraditional 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 to fill in some gaps in Tioga’s southwest flank. About a third of the space will be dedicated to mixed use, which means more retail options for folks enjoying the more spacious side of the development.

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

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.

Tioga New Construction Home Builders

Homes in Tioga come in a variety of sizes and shapes, from spacious open floor plans chock full of luxury amenities 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.

Robinshore, Inc – a Newberry-based home builder with over 35 years of experience specializing in custom home design.

Barry Bullard also built a number of existing homes and may also have one or two for sale.

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 having a new home built in Tioga or buying an existing home? Browse the listings below and talk to your realtor at Rabell to find out what’s available.

Search All Homes for Sale in Tioga