Tioga Home Values

Nineteen homes closed in Tioga during the trailing quarter, a notable step up from the pace implied by the trailing annual figures, based on MLS data for 2026-07 closings in Tioga. With a sample still under two dozen transactions, the county's broader trend offers useful ballast: price per square foot slipped to roughly $230, well off the annual average near $252, even as it remained meaningfully above Grayson County's own benchmark. Sellers gave ground more often this quarter — better than four in ten closings included a concession, up sharply from the trailing-year rate — while days on market ticked modestly higher and buyers pulled back from under-list offers compared to the annual pattern.

Pending contracts in Tioga fell to just six in the latest quarter, down sharply from the pace suggested by trailing annual figures, even as active listings held steady near seventy-three. New listing activity eased only modestly, meaning the contract-signing pace is cooling faster than new supply is arriving. Months of supply improved to roughly eleven, still elevated but now tracking closer to Grayson County's own benchmark than it has in recent months — directionally suggesting the county's broader supply position, not a local anomaly, is shaping the pace of contracts in this limited sample.

Concession activity in Tioga shifted sharply in the most recent quarter — more than half of all closings included seller concessions, with the typical concession running roughly $10,000, based on MLS data for 2026-06 closings in Tioga. Sellers gave back close to six cents on the dollar at closing, and not a single transaction closed above list price. With fewer than fifteen closings this quarter, individual deals carry outsized weight on these figures, but the directional signal is consistent: price per square foot landed near $208, down from the trailing annual average near $247, and annual prices have declined close to nine percent year over year. The data suggests sellers are making substantial adjustments to move properties in a market where more than half of buyers extracted a discount below list.

The supply picture in Tioga does little to relieve pressure on sellers heading into late summer. With roughly seventy active listings and only nine pending contracts, the absorption pace points to approximately fifteen months of supply — well above the level that would signal a balanced market. New listing activity over the most recent quarter added another two dozen homes to an already slow-moving pipeline, outpacing pending contracts by nearly three to one. Grayson County's own elevated supply position, while not as pronounced, suggests the headwinds are regional in character, meaning the concession environment visible in closed data is unlikely to ease quickly as long as the pipeline remains this lopsided.

Tioga's price per square foot landed around $203 in the most recent quarter — notably above Grayson County's benchmark of roughly $167 — a premium that persisted even as sellers gave back nearly seven cents on the dollar at closing, based on MLS data for trailing closings in Tioga. The annual picture shows prices have declined close to nine percent year over year, and the list-to-sale gap widened in the recent quarter compared to the trailing annual average. With fewer than fifteen closings this quarter, individual transactions carry significant weight on these figures, but the directional signal — sellers making meaningful concessions — aligns with county-wide softening.

The pipeline in Tioga tells a cautious story heading into summer: with roughly seventy active listings and only nine pending contracts, the absorption rate points to an extended supply overhang that tracks above Grayson County's already-elevated months of supply. New listing activity over the recent quarter has outpaced pending activity by nearly three to one, adding pressure to an already slow-moving market. For a small market where a handful of contracts can shift the outlook month to month, the county-level trend of mounting supply provides useful context — Grayson's own inventory position remains elevated, suggesting the headwinds are regional, not just local.