HomePennsylvaniaTioga County
Tioga County, Pennsylvania: commercial real estate data.
Tioga County, Pennsylvania had an estimated 40,698 residents on July 1, 2024, down 0.8 percent since the 2020 census base of 41,044, across 1,134 square miles. County output reached $2.07 bn in 2024, 868 establishments operate here, and the SBA record carries 35 7(a) approvals worth $19.6 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 2020-202440,945
- Households16,687
- Average household size2.45
- Median household income$64,899
- Median age45.1
- Median gross rent$863 per month
- Median owner-occupied home value$181,100
- Home value to household income2.8 times
- Annual rent as a share of median income16.0 percent
- Adults 25 and over with a bachelor degree or higher22.3 percent
- Adults 25 and over with a graduate degree9.3 percent
- Adults 25 and over29,393
- Population under 188,038
- Share under 1819.6 percent
- Population 65 and over9,615
- Share 65 and over23.5 percent
- Working age population, 18 to 6423,292
- Civilian labor force19,252
- Unemployment rate4.6 percent
- Labor force participation, adults 18 and over58.5 percent
- Rank by population among Pennsylvania counties51st of 67
- Rank by population among US county-equivalents, Puerto Rico included1187th of 3,222
Tioga County is the 51st largest of 67 Pennsylvania counties by population. A median home costs 2.8 times median household income, which is affordable by national standards. Residents 65 and over outnumber those under 18, at 23.5 percent against 19.6 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, 202440,698
- Census 2020 base population41,044
- Population change since the 2020 census base-0.84 percent
- Population change, 2023 to 2024-49
- Births, 2024384
- Deaths, 2024516
- Natural change, 2024-132
- Net domestic migration, 202473
- Net international migration, 202412
- Total net migration, 202485
- Cumulative net domestic migration, 2021 to 2024357
- Rank by growth among US county-equivalents2140th of 3,144
The county has lost 0.84 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 arriving750
- People arriving, from those returns1,332
- Tax returns filed by households leaving698
- Net household movement52
- Adjusted gross income arriving$46.2 m
- Net adjusted gross income movement$9.2 m
- Average income of an arriving household$61,585
- Average income of a leaving household$52,999
- Largest single originBradford County (62 households)
- Largest single destinationBradford County (74 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Bradford County | 62 | 121 | $3.2 m |
| Potter County | 61 | 122 | $2.1 m |
| Steuben County | 52 | 81 | $2.8 m |
| Lycoming County | 48 | 86 | $3.0 m |
| Chemung County | 39 | 68 | $1.4 m |
Households arriving report $8,586 more average income than households leaving, so the migration is raising local spending power rather than just moving it around. The largest single source of arrivals is Bradford 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$2.07 bn
- County GDP, 2023$2.16 bn
- GDP change, 2023 to 2024-3.9 percent
- GDP change over five years40.2 percent
- Rank by GDP among the Pennsylvania areas BEA publishes51st of 67
- Rank by GDP among the US county areas BEA publishes1243rd of 3,127
- GDP per resident$50,651
Output grew -3.9 percent in the latest year and 40.2 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 average12,397
- Establishments reporting994
- Average annual pay$50,900
- Average weekly wage$979
- Retail trade, employment1,795
- Retail trade, average annual pay$31,963
- Manufacturing, employment1,721
- Manufacturing, average annual pay$56,470
- Accommodation and food services, employment1,053
- Accommodation and food services, average annual pay$19,191
- Transportation and warehousing, employment625
- Transportation and warehousing, average annual pay$63,626
- Other services, except public administration, employment399
- Finance and insurance, employment351
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 1,795 | 149 | $31,963 |
| Manufacturing | 1,721 | 40 | $56,470 |
| Accommodation and food services | 1,053 | 89 | $19,191 |
| Transportation and warehousing | 625 | 43 | $63,626 |
| Other services, except public administration | 399 | 80 | $29,002 |
| Finance and insurance | 351 | 30 | $85,031 |
| Wholesale trade | 334 | 37 | $67,207 |
| Construction | 332 | 64 | $59,477 |
Retail trade is the largest private sector at 1,795 jobs, 14.5 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 industries868
- Employment at those establishments10,628
- Annual payroll$525.2 m
- Establishments per 1,000 residents21.2
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, 202432
- Declared construction value permitted$9.7 m
- Single family units authorized32
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$301,640
- Units authorized per 1,000 households1.9
Single-family homes are 100.0 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Tioga County
SBA loans in Tioga County (7(a) and 504)
- 7(a) approvals recorded35
- 7(a) gross approval dollars$19.6 m
- Average 7(a) approval$560,577
- Median 7(a) approval$189,100
- 10th percentile approval$37,560
- 90th percentile approval$1,453,280
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)282
- Jobs per approval8.1
- Distinct 7(a) lenders active12
- Distinct industries receiving approvals23
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer20.0 percent
- Loans on real estate terms7
- Loans on working capital terms, 120 months or shorter18
- Franchise loans0
- Franchise share of approvals0.0 percent
- Leading industry by approval countDrinking Places (Alcoholic Beverages) (6)
- Most active lenderFirst Heritage Federal Credit Union (10)
- 504 approvals recorded3
- 504 gross approval dollars$1.5 m
- Average 504 approval$491,000
- Median 504 approval$452,000
- Distinct CDCs active2
- 504 jobs per approval11.7
- 504 jobs per million dollars approved23.8
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$21.1 m
The average approval of $560,577 sits well above the median of $189,100, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 20.0 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 recorded3
- Paid in full3
- Charged off0
- Status: Exempt from disclosure29
- Status: Paid in full3
- Status: Cancelled1
- Status: Committed, not yet disbursed2
Only 3 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
- Wellsboro, approvals11
- Mansfield, approvals10
- Tioga, approvals4
- Elkland, approvals3
- Blossburg, approvals2
- Westfield, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Wellsboro | 11 | $3,899,900 |
| Mansfield | 10 | $9,966,600 |
| Tioga | 4 | $2,605,000 |
| Elkland | 3 | $531,000 |
| Blossburg | 2 | $1,075,000 |
| Westfield | 1 | $860,000 |
| Gaines | 1 | $358,600 |
| Osceola | 1 | $195,000 |
| 2 other borrower cities | 2 | $129,100 |
Wellsboro accounts for 11 approvals against 10 in Mansfield. 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 area1,134 sq mi
- Rank by land area among Pennsylvania counties4th of 67
- Width, east to west37.9 mi
- Height, north to south31.7 mi
- Geographies sharing a boundary5
- Residents per square mile of land36
- Establishments per square mile0.77
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 Book39
- Of those, participating in the NFIP39
- 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 2020-202440,945
- Households16,687
- Average household size2.45
- Median household income$64,899
- Median age45.1
Common questions
Tioga County questions, answered from the record.
How many people live in Tioga County, Pennsylvania?
The Census Bureau estimates 40,698 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 40,945, in 16,687 households, ranking 51st of 67 Pennsylvania 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 0.84 percent since the 2020 census base of 41,044, to 40,698 on July 1, 2024. In 2024 there were 384 births against 516 deaths, with net migration of 85. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Tioga County?
$64,899. The median owner-occupied home is valued at $181,100, which is 2.8 times income, and median gross rent is $863 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Tioga County?
868 establishments, employing 10,628 people with an annual payroll of $525.2 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?
Retail trade is the largest private sector at 1,795 jobs, 14.5 percent of covered employment. Covered employment averages 12,397 jobs at an average annual pay of $50,900, or $979 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?
35 7(a) approvals totaling $19.6 m since FY2020, across 12 lenders, with a median approval of $189,100, plus 3 504 approvals worth $1.5 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Tioga County?
32 housing units were authorized by permit in 2024, with a declared construction value of $9.7 m. Multifamily was 0.0 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 Bradford County, with 62 households. Arriving households report an average income of $61,585 against $52,999 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.
15 Census places lie wholly or partly in Tioga County. All 15 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 |
|---|---|---|---|---|
| Wellsboro | borough | 3,437 | 11 | Wholly in this county |
| Mansfield | borough | 2,990 | 10 | Wholly in this county |
| Blossburg | borough | 1,739 | 2 | Wholly in this county |
| Elkland | borough | 1,588 | 3 | Wholly in this county |
| Westfield | borough | 1,189 | 1 | Wholly in this county |
| Knoxville | borough | 784 | None recorded | Wholly in this county |
| Lawrenceville | borough | 707 | None recorded | Wholly in this county |
| Morris Run | CDP | 669 | None recorded | Wholly in this county |
| Tioga | borough | 598 | 4 | Wholly in this county |
| Arnot | CDP | 430 | None recorded | Wholly in this county |
| Millerton | CDP | 422 | None recorded | Wholly in this county |
| Liberty | borough | 268 | None recorded | Wholly in this county |
| Roseville | borough | 164 | None recorded | Wholly in this county |
| Sabinsville | CDP | 164 | None recorded | Wholly in this county |
| Mainesburg | CDP | 92 | None recorded | Wholly in this county |
A further 4 of the county's 35 SBA 7(a) approvals are to borrowers in cities that match no Census place in Tioga County, the largest being Gaines (1), Osceola (1), Morris (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.