Arbor Lake Villas
Homes for Sale in Jacksonville, FL

Arbor Lake Villas is an established, mostly owner-occupied enclave of 221 homes in Duval County, where homes are similar in size but span three decades of construction, so what you pay tracks condition more than square footage.

realMLS (Northeast Florida) sales records identify 17 homes in Arbor Lake Villas that have changed hands since 2007, built between 1985 and 2001 (median 1997), with a median living area of about 1,517 sq ft and a typical 3-bedroom, 2-bath layout. 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.

County records show 20 qualified sales in Arbor Lake Villas across 2024–2025 (10 in 2024, 10 in 2025), median $330,100 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.

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.

Arbor Lake Villas is too small for its own price trend, so here is the market around it.

In ZIP 32225, 174 homes are on the market and 25% are under contract — a steady corner of Jacksonville.

Across Duval County, 3,953 homes are active and 1,522 pending (28% under contract).

In ZIP 32225 (Jacksonville), 1,013 homes closed in the last 12 months at a median of $375K ($222/sq ft), up 4.3% year over year, with a median 30 days on market. Right now 166 active and 81 pending listings put supply at about 2.8 months — a healthy market. See the live ZIP 32225 housing market and the Duval County market.

ZIP and county figures describe the wider market, not Arbor Lake Villas specifically. Momentum Research analysis of MLS records.

The construction window from 1974 to 2004 matters more than most buyers expect. Homes on the older end may be approaching or past the point where roofs, HVAC, and plumbing need attention, while those built nearer 2004 can carry newer systems. Because living areas cluster around 1,832 square feet, the meaningful variable when comparing two listings is almost always what has been replaced and when.

The high homestead share signals stability and limited turnover. For sellers, that scarcity of competing inventory can work in your favor when your home is updated and priced to condition. For buyers, it means patience and a willingness to move on the right listing, plus a clear-eyed budget for the deferred-maintenance homes that inevitably surface in a community of this vintage.

In a community where price is set by condition rather than size, our value is in reading the delta between an updated home and a tired one, and pricing the gap accurately. We help sellers position updated homes against thin inventory, and we help buyers underwrite older homes with an honest allowance for roof, HVAC, and plumbing so the number on the contract reflects the number you will actually live with.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.