Arbor Oaks
Homes for Sale in Jacksonville, FL
All 4,477 homes for sale in Jacksonville, FL · median $299,999 · 113 homes for sale in 32258 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of REGNIER REAL ESTATE · via realMLS
As of October 2026, Arbor Oaks in Jacksonville, FL has 1 home for sale. Over the 12 months ending 2026-10-20, 8 recorded sales closed at a median of $403,500, $219 per square foot, a median 41 days on market, sellers accepting 95% of original asking. Homes listed or recently sold were built 2000–2002; 8 of 8 report an HOA (median $28/mo); none of the 8 geocoded homes sit in a FEMA special flood hazard zone (median elevation 26 ft). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $7,210 ($6,470 with the full homestead exemption).
Last 30 days in Arbor Oaks: 1 new listing (median asking $450,000). As of October 20, 2026, realMLS.
Arbor Oaks is a resale market built almost entirely between 1985 and 2003, with a median build year of 2000 and a typical home running 2,261 square feet. At a median of $397,000 and $212.77 per square foot, price here tracks the age and condition of that housing stock more than any single amenity — buyers are paying for square footage and layout in an already-built-out subdivision, not for new-construction premiums.
The last stretch of activity is thin: seven closings in the tracked window, a median 35 days on market, and zero active listings as of July 11, 2026 puts real inventory pressure on anyone trying to buy right now, even as the year-over-year read shows median price down 20.9%. With a market heat score of 47, Arbor Oaks is sitting closer to neutral than hot — sellers should not assume the prior run-up continues on its own, and buyers watching this community should expect to move fast when something finally lists, given how little is sitting on market.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Arbor Oaks right now
🔴 Seller-leaning market. 1.7 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of October 20, 2026. Confidence: Medium (1 active and pending listings, 8 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Arbor Oaks market snapshot (as of October 20, 2026): the median sale price is about $404K ($219 per sq ft over the trailing 12 months of closed sales), a median 41 days on market for closed sales, and 1.7 months of supply, a seller-leaning market.
In ZIP 32258 (Jacksonville), 674 homes closed in the last 12 months at a median of $370K ($204/sq ft), up 2.6% year over year, with a median 35 days on market. Right now 134 active and 56 pending listings put supply at about 5.2 months — a balanced market. See the live ZIP 32258 housing market and the Duval County market.
Arbor Oaks is a community of 96 homes in Jacksonville, Duval County, built between 1996 and 2003 (median 2001.0), with a median living area of about 2,253 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Arbor Oaks is a built-out Duval County community of 231 homes dating mostly to the late 1980s and 1990s, where the resale market has cooled from its longer-run gains even as current listings all but disappear.
The setting & the homes.
Aerial and on-site photos of Arbor Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Arbor OaksPhotos from realMLS listings in Arbor Oaks; content deemed reliable but not guaranteed.
Who Arbor Oaks is best for.
Best for
- Buyers comfortable with 1985-2003 resale construction and a median home size around 2,261 square feet.
- Buyers targeting a purchase near the $397,000 median who can move quickly once a home lists.
- Sellers weighing whether to list now, given the 20.9% year-over-year pullback, versus waiting for firmer footing.
Probably not for
- Buyers who require new-construction homes rather than 1985-2003 resale stock.
- Buyers who need a wide, active selection to choose from today, given zero current listings.
- Sellers expecting to price off the 118% since-2012 run-up without accounting for the recent 20.9% pullback.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 20 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($404K) IS the median in the snapshot above.
Windows contain 1 to 19 sales each (8 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
30% of homes for sale in ZIP 32258 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Arbor Oaks Market Scorecard
Arbor Oaks is currently a seller-leaning market. About 1.7 months of supply, a median asking price of $450,000, and homes go under contract in about 20 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Arbor Oaks
Live MLS inventory for Arbor Oaks. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Arbor Oaks listings as of 2026-10-20, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Arbor Oaks on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap contributors.
Life at Arbor Oaks
- Playground · reported on 3 of 6 listings
- Park · reported on 2 of 6 listings
- Maintenance Grounds · reported on 1 of 6 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Greenland Pines · Elementary
- Twin Lakes Academy · Middle
- Mandarin · High
Zoned schools reflect the assignments reported on recent Arbor Oaks listings and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Arbor Oaks address.
Recent Developments in Arbor Oaks
Development, infrastructure, retail, and school activity affecting Arbor Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 12 miles northwest of Arbor Oaks, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The project is about 13 miles north of Arbor Oaks, elsewhere in Duval County.
Source: News4Jax - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 12 miles southwest of Arbor Oaks.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 6 miles southeast of Arbor Oaks.
Source: Jax Daily Record - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The project is about 17 miles north of Arbor Oaks, elsewhere in Duval County.
Source: JAXPORT - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 6 miles southeast of Arbor Oaks.
Source: Jax Daily Record
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Arbor Oaks buying strategy.
If we were buying in Arbor Oaks today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Arbor Oaks.
A cooling resale market with almost no listings
The headline number is the pullback: median price is down 20.9% year-over-year to $397,000, a sharp reversal from the 118% cumulative gain the neighborhood has posted since 2012. That combination — a long uptrend now giving back ground — is typical of a resale-only community absorbing higher rates and buyer hesitation rather than one losing structural demand; the housing itself (1985-2003 construction, 2,261-square-foot median size) has not changed, the price buyers will pay for it has.
Inventory is the other half of the story. With zero active listings and only seven closings in the most recent window, there is very little live data to draw a firm floor for pricing right now, and the 47 market heat score reflects that thin, indecisive footing rather than clear buyer or seller leverage in either direction. Anyone pricing a listing or writing an offer here right now is working with a small, noisy sample — reason to lean on a hands-on read of recent closings rather than a headline percentage alone.
The location and the amenities are priced into every listing in Arbor Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Arbor Oaks buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (7.9). Basis: Long-Term Appreciation +120% since 2012; Liquidity & Demand 1.7 months of supply; Owner Commitment 88% owner-occupied; Pricing Power 95.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market with zero active listings and only seven recent closings is exactly where a generic number is least trustworthy — the sample is too thin for any formula to price it responsibly. Momentum's agents build the valuation on Arbor Oaks by hand, closing by closing, rather than publishing a one-size figure, and can tell a seller honestly whether the 20.9% year-over-year pullback is a reason to wait or a reason to price competitively now.
Arbor Oaks in 15 seconds.
Tools for a Arbor Oaks buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Arbor Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arbor Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Arbor Oaks home worth?
Get a no-obligation home value based on real comparable sales in Arbor Oaks, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Arbor Oaks
Homes in Arbor Oaks that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 7 on record.
- 11522 Collins Creek Drive · off market
- 11548 Collins Creek Drive · off market
- 11597 Collins Creek Drive · off market
- 11634 Collins Creek Drive · off market
- 4852 Bolles Lake Drive · off market
- 5052 Taylor Creek Drive · off market
- 5073 Douglas Creek Drive · off market
| Location | Jacksonville, Duval County, FL · ZIP 32258, 32084 |
|---|---|
| Homes in the community | 96 (FL DOR 2025 assessment roll) |
| Years built | 1996–2003 (median 2001.0) |
| Typical living area | 2,253 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Playground, Park, Curbs, Fire Alarm, Maintenance Grounds, Other |
| Sale prices, last 12 months | $403,500 median across 8 closed sales · $219 per sq ft |
| Days on market (closed sales) | 41 median |
| For sale right now | 1 active, 0 pending · median asking $450,000 · 1.7 months of supply |
| Owner-occupied (homestead) share | 88% |
Data as of October 20, 2026. Data provided by realMLS; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Arbor Oaks key facts,” movewithmomentum.com/neighborhoods/arbor-oaks-jacksonville, data as of October 20, 2026.
Housing distress & ownership in Arbor Oaks, Jacksonville
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Every Home for Sale in Arbor Oaks Jacksonville Right Now (1)
All 1 active and pending Arbor Oaks Jacksonville listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4964 Lake Charles Drive · $450,000 · 4 bd / 3 ba · listed Sep 30, 2026 · listed by Mark Spain Real Estate
Recently sold in Arbor Oaks Jacksonville
- 5052 Taylor Creek Drive · sold $589,900
- 11522 Collins Creek Drive · sold $410,000
- 11597 Collins Creek Drive · sold $365,000
- 11548 Collins Creek Drive · sold $397,000
- 4852 Bolles Lake Drive · sold $425,000
- 11634 Collins Creek Drive · sold $380,000
- 5073 Douglas Creek Drive · sold $417,500
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Collins Creek Drive (39 homes on record)
- Lanier Creek Drive (12 homes on record)
- Frost Lake Drive (7 homes on record)
What it really costs to own in Arbor Oaks
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $3,175/yr across 7 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $340/year (about $28/month) across 7 MLS listings (most billed annually; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Duval County is $1,315/yr (2,001 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2001 across 7 listings. An original roof here would be about 25 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Arbor Oaks
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Ask an agent about Arbor Oaks
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Arbor Oaks will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Arbor Oaks?
How long do homes in Arbor Oaks take to sell?
Is Arbor Oaks a buyer's or seller's market right now?
How many homes are in Arbor Oaks?
What share of Arbor Oaks is owner-occupied?
When were the homes in Arbor Oaks built?
Have Arbor Oaks home prices gone up?
Who is the best real estate agent for Arbor Oaks?
How do I find a top Jacksonville real estate agent who knows Arbor Oaks?
Can Momentum Realty connect me with an agent for Arbor Oaks?
Where is Arbor Oaks, and what county is it in?
How far is Arbor Oaks from downtown Jacksonville and the beach?
Is Arbor Oaks a good place to live?
Should you buy in Arbor Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 20, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32084/32223/32255/32257/32258)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2001 (255 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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More on Arbor Oaks
- Home values · What homes in Arbor Oaks actually sell for