Arbor Forest
Homes for Sale in Jacksonville, FL
All 4,477 homes for sale in Jacksonville, FL · median $299,999 · 81 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, 5,595 homes closed in the last 12 months at a median of $314,237, 43 median days on market, with 4,102 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).
Momentum Realty in Arbor Forest: our agents closed 1 home here for buyers and sellers in the last 12 months (brokerage closed records through October 2026). Work with Jacksonville real estate agents at Momentum →
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.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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 23, 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 23, 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, 120 homes are on the market and 37% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,391 homes are active and 1,538 pending (26% under contract).
In ZIP 32223 (Jacksonville), 587 homes closed in the last 12 months at a median of $370K ($215/sq ft), down 0.4% year over year, with a median 34 days on market. Right now 79 active and 42 pending listings put supply at about 18.2 months — a balanced 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.
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 2026-10-21, 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.
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
| Location | Jacksonville, Duval County, FL · ZIP 32223 |
|---|---|
| Amenities listed by sellers | Curbs, Other |
| For sale right now | 1 active, 0 pending · median asking $359,900 · 12.0 months of supply |
| Zoned public schools | Mandarin High School (Duval County Public Schools, verify by address) (A, FLDOE 2025-26); Mandarin Middle School (verify by address) (A, FLDOE 2025-26); Loretto Elementary School (verify by address) (A, FLDOE 2025-26) |
| Momentum Realty closings here, last 12 months | 1 |
Data as of October 23, 2026. Data provided by realMLS. Market figures describe homes, not residents. Cite as: Momentum Realty, “Arbor Forest key facts,” movewithmomentum.com/neighborhoods/arbor-forest-jacksonville, data as of October 23, 2026.
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.
Every Home for Sale in Arbor Forest Jacksonville Right Now (1)
All 1 active and pending Arbor Forest Jacksonville listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3566 Pond Ridge Court · $359,900 · 3 bd / 2 ba · listed Sep 9, 2026 · listed by Houwzer, Inc.
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Jacksonville guides & data
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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.
- Creston Glen Circle E (1 homes on record)
Recent Developments in Arbor Forest
Development, infrastructure, retail, and school activity affecting Arbor Forest, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Schools
Loretto Elementary breaks ground on $12.3 million classroom addition
The addition will replace 13 portable classrooms and two aging pod buildings with 15 classrooms, a music room and a teacher planning room, and will expand the parent drop-off loop. The school enrolls 875 students for 2026-27. Funding comes from the voter-approved half-cent sales tax, with opening expected in 2028.
What it may mean for the marketExpanded permanent capacity and a longer drop-off loop affect school-area traffic and classroom availability in the Mandarin area. The project is about 4 miles north of Arbor Forest, elsewhere in Duval County.
Source: Hoodline - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 7 miles southeast of Arbor Forest.
Source: Jacksonville Today - 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 10 miles northwest of Arbor Forest, elsewhere in Duval County.
Source: Jacksonville Today - 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 11 miles southwest of Arbor Forest.
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 8 miles southeast of Arbor Forest.
Source: Jax Daily Record - 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 8 miles southeast of Arbor Forest.
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.
34% 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 (2026-10-23).
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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 21, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32223/32257)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| 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.
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