Arbor Forest
Homes for Sale in Jacksonville, FL
All 4,026 homes for sale in Jacksonville, FL · median $299,900 · 83 homes for sale in 32223 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of RE/MAX UNLIMITED · via realMLS
As of October 2026, Arbor Forest in Jacksonville, FL has 1 home for sale. As of October 2026, the MLS records 60 closed sales in Arbor Forest in Jacksonville, FL since 2002, the most recent in June 2026. Recorded prices since 2024 ran from $359,888 to $365,000 (median $365,000), on homes of 1,451 to 1,647 sq ft. Across Jacksonville as a whole, 8,268 homes closed in the last 12 months at a median of $311,134, 43 median days on market, with 2,422 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $6,520 ($5,790 with the full homestead exemption).
Arbor Forest is a small, fixed-supply pocket in Jacksonville: 63 homes total, all built between 1978 and 1991, with a median year built of 1990. Right now there are zero active listings, MLS records show just 3 closings in the current tracking window, and the median days on market sits at 4. That combination — no available supply, single-digit days on market — means price here gets set by whoever moves first among a very small pool of buyers, not by broad market pressure.
The median closed price is $360,100, or $239.97 per square foot on a median home of 1,879 square feet. Values reflected in MLS records are up 167% since 2012, and 79.7% of homes carry a homestead exemption, which points to a base of owner-occupants rather than a rotating rental stock. For a seller, near-zero inventory plus fast turnover is leverage. For a buyer, it means patience and being pre-approved matter more than negotiating room — there may not be another comparable listing for a while.
Arbor Forest right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 1, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
A tightly held, owner-occupied pocket of Jacksonville with a fixed stock of 63 homes built between 1978 and 1991 — there is currently nothing active on the market here.
realMLS (Northeast Florida) sales records identify 33 homes in Arbor Forest that have changed hands since 2001, built between 1990 and 1991 (median 1990), with a median living area of about 1,622 sq ft and a typical 3-bedroom, 2-bath layout; 91% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Arbor Forest. Swipe to explore the community.
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Arbor ForestPhotos from realMLS listings in Arbor Forest; content deemed reliable but not guaranteed.
Who Arbor Forest is best for.
Best for
- A buyer whose budget lines up with this pocket's typical closed price and who is pre-approved and ready to act fast.
- A buyer specifically targeting this stretch of Jacksonville who doesn't need a large pool of listings to choose from.
- A buyer comfortable working from closed-sale history rather than a shelf of current active listings.
Probably not for
- A buyer who wants to tour several comparable homes before deciding — there's currently nothing active to compare.
- A buyer relying on a packaged amenity set, since none are identified from current MLS listings here.
- A buyer on a slow timeline who isn't ready to move within days once a home does come up.
The market around Arbor Forest
Arbor Forest is too small for its own price trend, so here is the market around it.
In ZIP 32223, 112 homes are on the market and 30% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,953 homes are active and 1,522 pending (28% under contract).
In ZIP 32223 (Jacksonville), 624 homes closed in the last 12 months at a median of $365K ($216/sq ft), down 0.1% year over year, with a median 35 days on market. Right now 89 active and 42 pending listings put supply at about 2.8 months — a healthy market. See the live ZIP 32223 housing market and the Duval County market.
ZIP and county figures describe the wider market, not Arbor Forest specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Arbor Forest, 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.
Homes For Sale Right Now in Arbor Forest
Live MLS inventory for Arbor Forest. 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 Forest listings as of 2026-10-01, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Mandarin High School (Duval County Public Schools, verify by address)FLDOE grade A · High
- Mandarin Middle School (verify by address)FLDOE grade A · Middle
- Loretto Elementary School (verify by address)FLDOE grade A · Elementary
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year 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 Forest address.
The Arbor Forest buying strategy.
If we were buying in Arbor Forest 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Forest.
The math behind Arbor Forest
The housing stock is uniform and finite: 63 homes, all constructed between 1978 and 1991, with a median year built of 1990 and a median living area of 1,879 square feet. Momentum's records don't identify community amenities from current MLS listings, so whatever draws buyers here is the location and the homes themselves, not a packaged amenity set. Homestead exemptions cover 79.7% of the homes, consistent with a community where most owners live in the property rather than lease it out.
On price, the median closing figure is $360,100, working out to $239.97 per square foot. Since 2012, values reflected in MLS records are up 167%. The current posture is unusually tight: zero active listings, only 3 closings in the tracking window, and a median of 4 days on market when something does close. A market this thin doesn't behave like a typical subdivision with dozens of comparable listings to study — every data point carries more weight because there are so few of them.
The location and the amenities are priced into every listing in Arbor Forest. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with zero active listings and only 3 closings to study, generic search portals won't tell you much — there's nothing to browse. Momentum tracks Arbor Forest's closed-sale history, days-on-market pattern, and homestead-versus-non-homestead mix directly from MLS records, so when something does list, or when an off-market opportunity surfaces, you're working from real comparables rather than guesswork. That matters more here than in a larger subdivision, where a single closing can move the read on value.
Arbor Forest in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $21/month (about $252/yr) · median of 19 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $21 per month ($252 a year) — the median AssociationFee across 19 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Arbor Forest 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 Forest sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arbor Forest, 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 Forest home worth?
Get a no-obligation home value based on real comparable sales in Arbor Forest, 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 Forest
Homes in Arbor Forest 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. 1 on record.
- 3563 Lazy Willow Court · off market
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
27% of homes for sale in ZIP 32223 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 (2026-10-02).
Frequently Asked Questions
Is Arbor Forest a buyer's or seller's market right now?
How many homes are in Arbor Forest?
What share of Arbor Forest is owner-occupied?
When were the homes in Arbor Forest built?
What schools serve Arbor Forest?
Who is the best real estate agent for Arbor Forest?
How do I find a top Jacksonville real estate agent who knows Arbor Forest?
Can Momentum Realty connect me with an agent for Arbor Forest?
Where is Arbor Forest, and what county is it in?
How far is Arbor Forest from downtown Jacksonville and the beach?
How many homes has Momentum Realty sold in Arbor Forest?
Should you buy in Arbor Forest?
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 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32223/32257)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2002 (60 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Arbor Forest fits the bigger picture — live prices, inventory, and Momentum Scores:
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Creston Glen Circle E (1 homes on record)
Nearby Communities
Explore more neighborhoods near Arbor Forest with Momentum Realty’s local guides.