Tioga County, New York: commercial real estate data.
Tioga County, New York has a population of 47,864 across 519 square miles, down 1.8 percent since the 2020 census base. County output reached $2.02 bn in 2024, 743 establishments operate here, and the SBA record carries 33 7(a) approvals worth $7.6 m.
126 sourced county values · tier FULL · 12 sections
Tioga County
How many people live in Tioga County
- Population47,864
- Households20,347
- Average household size2.35
- Median household income$72,739
- Median age44.8
- Median gross rent$928 per month
- Median owner-occupied home value$160,800
- Home value to household income2.2 times
- Annual rent as a share of median income15.3 percent
- Adults 25 and over with a bachelor degree or higher25.3 percent
- Adults 25 and over with a graduate degree10.0 percent
- Adults 25 and over34,648
- Population under 189,728
- Share under 1820.3 percent
- Population 65 and over10,439
- Share 65 and over21.8 percent
- Working age population, 18 to 6427,697
- Civilian labor force23,166
- Unemployment rate5.5 percent
- Labor force participation, adults 18 and over60.7 percent
- Rank by population among New York counties47th of 62
- Rank by population among US county-equivalents1043rd
Tioga County is the 47th largest of 62 New York counties by population. A median home costs 2.2 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 21.8 percent against 20.3 percent, which points demand at health care, services and single storey product rather than schools.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Tioga County
Is Tioga County growing
- Population change since the 2020 census base-1.82 percent
- Census 2020 base population48,458
- Births, 2024483
- Deaths, 2024562
- Natural change, 2024-79
- Net domestic migration, 202462
- Net international migration, 20240
- Total net migration, 202462
- Cumulative net domestic migration, 2021 to 2024-305
- Rank by growth among US county-equivalents2450th
The county has lost 1.82 percent of its population since the 2020 census base. Deaths exceeded births in 2024, so all of the growth came from people moving in. A market held up by migration alone is more sensitive to a change in relative cost than one growing from household formation.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Tioga County
Where people moving to Tioga County come from
- Tax returns filed by households arriving1,214
- People arriving, from those returns2,069
- Adjusted gross income arriving$66.1 m
- Net adjusted gross income movement$0
- Average income of an arriving household$54,441
- Largest single originTioga County Non-migrants (18,926 households)
- Largest single destination (18,926 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Tioga County Non-migrants | 18,926 | 37,744 | $1.35 bn |
| Broome County | 371 | 647 | $21.8 m |
| Other flows - Different State | 286 | 494 | $16.2 m |
| Other flows - Same State | 210 | 344 | $12.0 m |
| Bradford County | 122 | 220 | $5.2 m |
| Tompkins County | 119 | 185 | $5.9 m |
| Other flows - South | 117 | 202 | $6.1 m |
| Chemung County | 106 | 179 | $5.1 m |
The largest single source of arrivals is Tioga County Non-migrants, which is the catchment a retail or multifamily study should look at first.
US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Tioga County
What the Tioga County economy runs on
- County GDP, 2024$2.02 bn
- County GDP, 2023$1.97 bn
- GDP change, 2023 to 20242.8 percent
- GDP change over five years20.5 percent
- Rank by GDP among New York counties55th
- Rank by GDP among US county-equivalents1267th
- GDP per resident$42,240
Output grew 2.8 percent in the latest year and 20.5 percent over five, which is the trend line a lender will read behind any single year figure.
US Bureau of Economic Analysis, Regional, table CAGDP2, CAGDP2, through 2024.
Tioga County
Who employs people in Tioga County
- Covered employment, annual average13,093
- Establishments reporting890
- Average annual pay$67,197
- Average weekly wage$1,292
- Sector 31-33, employment3,769
- Sector 31-33, average annual pay$108,175
- Sector 72, employment1,288
- Sector 72, average annual pay$31,794
- Sector 44-45, employment1,132
- Sector 44-45, average annual pay$33,266
- Sector 62, employment990
- Sector 62, average annual pay$47,734
- Sector 42, employment518
- Sector 48-49, employment504
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 31-33 | 3,769 | 43 | $108,175 |
| Sector 72 | 1,288 | 80 | $31,794 |
| Sector 44-45 | 1,132 | 108 | $33,266 |
| Sector 62 | 990 | 74 | $47,734 |
| Sector 42 | 518 | 27 | $73,856 |
| Sector 48-49 | 504 | 20 | $52,900 |
| Sector 23 | 427 | 83 | $62,224 |
| Sector 81 | 334 | 85 | $39,701 |
The largest sector is the biggest private employer group at 3,769 jobs, 28.8 percent of covered employment. Average pay per job sits below median household income, so households here typically need more than one earner.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Tioga County
What businesses operate in Tioga County
- Establishments, all industries743
- Employment at those establishments10,467
- Annual payroll$678.1 m
- Establishments per 1,000 residents15.5
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against.
US Census Bureau, County Business Patterns, 2023.
Tioga County
What is being built in Tioga County
- Housing units authorised by permit, 2024142
- Declared construction value permitted$23.3 m
- Single family units authorised77
- Multifamily units authorised65
- Multifamily share of units45.8 percent
- Average declared value per unit$163,982
- Units authorised per 1,000 households7.0
Multifamily is 45.8 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Tioga County
How much SBA lending happens in Tioga County
- 7(a) approvals recorded33
- 7(a) gross approval dollars$7.6 m
- Average 7(a) approval$230,279
- Median 7(a) approval$60,000
- 10th percentile approval$15,000
- 90th percentile approval$250,000
- Largest single approval$3,225,800
- Jobs reported supported, 7(a)158
- Jobs per approval4.8
- Distinct 7(a) lenders active9
- Distinct industries receiving approvals24
- Median 7(a) term103 months
- Share of loans on real estate terms, 240 months or longer12.1 percent
- Loans on real estate terms4
- Loans on working capital terms, 120 months or shorter28
- Franchise loans2
- Franchise share of approvals6.1 percent
- Leading industry by approval countConvenience Stores (3)
- Most active lenderManufacturers and Traders Trust Company (18)
- 504 approvals recorded9
- 504 gross approval dollars$6.3 m
- Average 504 approval$698,333
- Median 504 approval$291,000
- Distinct CDCs active2
- 504 jobs per approval15.4
- 504 jobs per million dollars approved22.1
- Most active CDCEmpire State Certified Development Corporation (8)
- 7(a) share of SBA approvals78.6 percent
- Combined SBA approval dollars$13.9 m
The average approval of $230,279 sits well above the median of $60,000, so a small number of large deals is pulling the mean up. The median is the better guide to what a typical borrower here actually gets. Only 12.1 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30. US Small Business Administration, 504 FOIA release, FY2010 to FY2026 year to date, as of 2026-06-30.
Tioga County
Do SBA loans in Tioga County get paid back
- Loans with a final outcome recorded4
- Paid in full4
- Charged off0
- Status: Exempt from disclosure26
- Status: Paid in full4
- Status: Cancelled2
- Status: Committed, not yet disbursed1
Too few loans have reached a final outcome to publish a charge off rate. only 4 resolved loans, too few to publish a rate. A rate computed on a handful of loans is noise, so none is shown.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Tioga County
Which parts of Tioga County get the lending
- Places in the county with recorded lending10
- Owego, approvals12
- CANDOR, approvals6
- WAVERLY, approvals6
- BARTON, approvals2
- APALACHIN, approvals2
- ENDICOTT, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Owego | 12 | $1,035,000 |
| CANDOR | 6 | $336,600 |
| WAVERLY | 6 | $925,000 |
| BARTON | 2 | $312,800 |
| APALACHIN | 2 | $3,245,800 |
| ENDICOTT | 1 | $14,000 |
| SPENCER | 1 | $200,000 |
| RICHFORD | 1 | $25,000 |
Owego accounts for 12 approvals against 6 in CANDOR. County level figures average over that gap, which is why a site decision is made at the submarket rather than the county.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Tioga County
How big is Tioga County
- Land area519 sq mi
- Rank by land area among New York counties42nd of 62
- Width, east to west24.4 mi
- Height, north to south28.5 mi
- Geographies sharing a boundary4
- Residents per square mile of land92
- Establishments per square mile1.43
US Census Bureau county boundary geometry, TIGER, adjacency computed from shared boundary vertices, TIGER county boundaries. US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year. US Census Bureau, County Business Patterns, 2023.
Tioga County
What hazards affect Tioga County
- EPA radon zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
- Communities in the NFIP Community Status Book15
- Of those, participating in the NFIP15
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
The EPA places the county in radon zone 1, a predicted average indoor radon screening level greater than 4 pCi/L.
US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001. FEMA OpenFEMA, NFIP Community Status Book, Community Status Book, as retrieved.
Coverage
What this page does not hold.
Every item below could be filled with a plausible figure. None of them is. On a page a lender may read, a number that cannot be traced is worse than an absence, so the absences are named.
- Flood zone record counts are not held. The flood coverage export has not landed, so no count is shown rather than an estimated one.
- Traffic counts resolve in the platform, not in this dataset, so no AADT figure is printed here.
- Zoning is in build. Parcel level zoning is not published on this page.
Feasibility studies
When a Tioga County site needs a document a lender will accept.
The same data layer behind this page is the one the studies are written from. A study for a Tioga County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population47,864
- Households20,347
- Average household size2.35
- Median household income$72,739
- Median age44.8
Common questions
Tioga County questions, answered from the record.
How many people live in Tioga County, New York?
47,864, in 20,347 households, ranking 47th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Tioga County growing?
The population has fallen 1.82 percent since the 2020 census base. In 2024 there were 483 births against 562 deaths, with net migration of 62. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Tioga County?
$72,739. The median owner-occupied home is valued at $160,800, which is 2.2 times income, and median gross rent is $928 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Tioga County?
743 establishments, employing 10,467 people with an annual payroll of $678.1 m. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is the average wage in Tioga County?
Average annual pay is $67,197, or $1,292 a week, across 13,093 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Tioga County?
33 7(a) approvals totalling $7.6 m since FY2020, across 9 lenders, with a median approval of $60,000, plus 9 504 approvals worth $6.3 m. These are approvals recorded in the release, not loans disbursed.
What is being built in Tioga County?
142 housing units were authorised by permit in 2024, with a declared construction value of $23.3 m. Multifamily was 45.8 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Tioga County?
Zone 1, a predicted average indoor radon screening level greater than 4 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Tioga County come from?
The largest single origin is Tioga County Non-migrants, with 18,926 households. Arriving households report an average income of $54,441 against null for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Tioga County on this page?
No. Annual average daily traffic resolves in the platform rather than in this dataset, so no AADT figure is printed here. It is a gap we know about rather than a figure we estimated.
Is zoning published for Tioga County?
Not yet. The zoning layer is in build. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame with confirm locally attached.