Tioga County, New York: commercial real estate data.
Tioga County, New York had an estimated 47,574 residents on July 1, 2024, down 1.8 percent since the 2020 census base of 48,458, across 519 square miles. 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 since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Tioga County
How many people live in Tioga County
- Population, American Community Survey 2020-202447,864
- 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-equivalents, Puerto Rico included1043rd of 3,222
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 affordable 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 story product rather than schools.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Tioga County
Is Tioga County's population growing?
- Population, July 1, 202447,574
- Census 2020 base population48,458
- Population change since the 2020 census base-1.82 percent
- Population change, 2023 to 2024-19
- 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 of 3,144
The county has lost 1.82 percent of its population since the 2020 census base. Deaths exceeded births in 2024 by more than net migration added, so the population fell even though more people moved in than left.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Tioga County
Where are people moving to Tioga County from?
- Tax returns filed by households arriving1,214
- People arriving, from those returns2,069
- Tax returns filed by households leaving1,251
- Net household movement-37
- Adjusted gross income arriving$66.1 m
- Net adjusted gross income movement$-6.0 m
- Average income of an arriving household$54,441
- Average income of a leaving household$57,644
- Largest single originBroome County (371 households)
- Largest single destinationBroome County (324 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Broome County | 371 | 647 | $21.8 m |
| Bradford County | 122 | 220 | $5.2 m |
| Tompkins County | 119 | 185 | $5.9 m |
| Chemung County | 106 | 179 | $5.1 m |
Households arriving report $3,203 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Broome County, 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 is the Tioga County economy?
- 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 the New York areas BEA publishes55th of 62
- Rank by GDP among the US county areas BEA publishes1267th of 3,127
- 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
Employment by industry in Tioga County
- Covered employment, annual average13,093
- Establishments reporting890
- Average annual pay$67,197
- Average weekly wage$1,292
- Manufacturing, employment3,769
- Manufacturing, average annual pay$108,175
- Accommodation and food services, employment1,288
- Accommodation and food services, average annual pay$31,794
- Retail trade, employment1,132
- Retail trade, average annual pay$33,266
- Health care and social assistance, employment990
- Health care and social assistance, average annual pay$47,734
- Wholesale trade, employment518
- Transportation and warehousing, employment504
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 3,769 | 43 | $108,175 |
| Accommodation and food services | 1,288 | 80 | $31,794 |
| Retail trade | 1,132 | 108 | $33,266 |
| Health care and social assistance | 990 | 74 | $47,734 |
| Wholesale trade | 518 | 27 | $73,856 |
| Transportation and warehousing | 504 | 20 | $52,900 |
| Construction | 427 | 83 | $62,224 |
| Other services, except public administration | 334 | 85 | $39,701 |
Manufacturing is the largest private sector at 3,769 jobs, 28.8 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Tioga County
How many businesses are 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. County Business Patterns counts private establishments with paid employees in March 2023, while the Quarterly Census of Employment and Wages above counts every unemployment-insured employer, public ones included, as a 2024 annual average, so the two establishment and employment counts differ.
US Census Bureau, County Business Patterns, 2023.
Tioga County
Building permits in Tioga County
- Housing units authorized by permit, 2024142
- Declared construction value permitted$23.3 m
- Single family units authorized77
- Multifamily units authorized65
- Multifamily share of units45.8 percent
- Average declared value per unit$163,982
- Units authorized per 1,000 households7.0
Multifamily is 45.8 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Tioga County
SBA loans in Tioga County (7(a) and 504)
- 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$16,000
- 90th percentile approval$240,000
- 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
- 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)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$13.9 m
The average approval of $230,279 sits well above the median of $60,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here 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
SBA loan default and charge-off rates in 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
Only 4 loans have reached a final outcome, fewer than the 30 a charge-off rate needs, so no rate is published.
Compare against the national and state SBA charge-off rates, computed the same way over resolved loans only.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Tioga County
SBA lending by place in Tioga County
- Borrower cities with recorded lending10
- Owego, approvals12
- Waverly, approvals6
- Candor, approvals6
- Apalachin, approvals2
- Barton, approvals2
- Newark Valley, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Owego | 12 | $1,035,000 |
| Waverly | 6 | $925,000 |
| Candor | 6 | $336,600 |
| Apalachin | 2 | $3,245,800 |
| Barton | 2 | $312,800 |
| Newark Valley | 1 | $1,500,000 |
| Spencer | 1 | $200,000 |
| Richford | 1 | $25,000 |
| 2 other borrower cities | 2 | $19,000 |
Owego accounts for 12 approvals against 6 in Waverly. 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 large 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 boundary6
- 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
Flood risk in Tioga County
- Communities in the county in the NFIP Community Status Book15
- Of those, participating in the NFIP15
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Tioga County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Tioga County in radon zone 1, a predicted average indoor radon screening level greater than 4 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. 100.0 percent of the county's listed communities participate in the National Flood Insurance Program, per Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26.
Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Coverage
What this page does not hold.
Traffic counts, zoning and the flood zone at an address are not on this page; they resolve at the address in the platform. How this page was built →
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.
- Population, American Community Survey 2020-202447,864
- 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?
The Census Bureau estimates 47,574 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 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's population growing?
The population has fallen 1.82 percent since the 2020 census base of 48,458, to 47,574 on July 1, 2024. 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 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 employment by industry in Tioga County?
Manufacturing is the largest private sector at 3,769 jobs, 28.8 percent of covered employment. Covered employment averages 13,093 jobs at an average annual pay of $67,197, or $1,292 a week. 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 totaling $7.6 m since FY2020, across 9 lenders, with a median approval of $60,000, plus 9 504 approvals worth $6.3 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Tioga County?
142 housing units were authorized 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 Broome County, with 371 households. Arriving households report an average income of $54,441 against $57,644 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?
No. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame, to be confirmed locally.
Tioga County
Cities and places in Tioga.
9 Census places lie wholly or partly in Tioga County. All 9 carry enough published place level data for a page of their own and are linked.
| Place | Type | Population | SBA 7(a) approvals, projects in this county | Lies in |
|---|---|---|---|---|
| Waverly | village | 4,305 | 6 | Wholly in this county |
| Owego | village | 3,912 | 12 | Wholly in this county |
| Apalachin | CDP | 2,553 | 2 | Wholly in this county |
| Tioga Terrace | CDP | 2,057 | None recorded | Wholly in this county |
| Crest View Heights | CDP | 1,852 | None recorded | Wholly in this county |
| Newark Valley | village | 1,051 | 1 | Wholly in this county |
| Candor | village | 984 | 6 | Wholly in this county |
| Spencer | village | 932 | 1 | Wholly in this county |
| Nichols | village | 601 | 1 | Wholly in this county |
A further 4 of the county's 33 SBA 7(a) approvals are to borrowers in cities that match no Census place in Tioga County, the largest being Barton (2), Richford (1), Endicott (1). Those are postal cities, unincorporated areas and cities outside the county, so no place row claims them; they are counted in the county total above.