Arbor Meadows
Homes for Sale in Spring Hill, FL
All 588 homes for sale in Spring Hill, FL · median $337,995 · 177 homes for sale in 34609 · Hernando County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, Arbor Meadows in Spring Hill, FL has 1 home for sale. Over the 12 months ending 2026-11-06, 4 recorded sales closed at a median of $336,778, $200 per square foot, a median 298 days on market, sellers accepting 89% of original asking. Homes listed or recently sold were built 2025 - 2025 with 5 new construction; 5 of 5 report an HOA (median $250/mo); none of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 41 ft). At the median price and Hernando County's FY2025-26 rate of 18.64 mills, annual property tax runs about $6,280 ($5,510 with the full homestead exemption).
In Arbor Meadows, price is driven by condition and the individual home far more than by any community premium - there are no shared amenities pulling values up, so what you're paying for is the house itself. The median sits at $353,555, or about $197 per square foot, and the spread around that number is wide enough that two listings can tell very different stories.
The posture here leans decidedly toward buyers. With roughly 28 months of supply against just 7 active listings and a median of 265 days on market, homes are sitting, and sellers are competing for a thin pool of demand. That means room to negotiate on price and terms for buyers, and a need for sharp pricing and patience for anyone selling.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Arbor Meadows right now
🟢 Buyer-leaning market. 28.0 months of supply and 12% 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 Stellar MLS records, as of September 20, 2026. Confidence: Medium (8 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 8, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Arbor Meadows market snapshot (as of September 20, 2026): the median sale price is about $354K ($197 per sq ft over the trailing 12 months of closed sales), a median 265 days on market for closed sales, and 28.0 months of supply, a buyer-leaning market.
In ZIP 34609 (Spring Hill), 731 homes closed in the last 12 months at a median of $295K ($193/sq ft), up 1.5% year over year, with a median 40 days on market. Right now 79 active and 17 pending listings. See the live ZIP 34609 housing market and the Hernando County market.
Stellar MLS sales records identify 5 homes in Arbor Meadows that have changed hands since 2026, built between 2025 and 2025 (median 2025), with a median living area of about 1,627 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Arbor Meadows is a small, listing-light pocket of Spring Hill where the market currently favors buyers and homes take a long time to move. With no identified community amenities, value comes down to the specific house and how it's priced.
The setting & the homes.
Aerial and on-site photos of Arbor Meadows. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Arbor MeadowsPhotos from Stellar MLS listings in Arbor Meadows; content deemed reliable but not guaranteed.
Who Arbor Meadows is best for.
Best for
- Buying to hold for the long term, where a slow resale market is less of a concern
- Buyers who want time to evaluate and negotiate without pressure to move fast
- Shopping for a specific house on its own merits rather than a community amenity package
Probably not for
- Needing to resell quickly, given the long median days on market
- Wanting shared amenities like a pool, clubhouse, or trails
- Looking for a wide pool of active listings to choose from
Homes For Sale Right Now in Arbor Meadows
Live MLS inventory for Arbor Meadows. 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 Meadows listings as of 2026-10-26, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2026 through 2026. Tap any home to ask about it.
Arbor Meadows on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap contributors.
Schools
- Hernando County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- John D. Floyd Elementary (verify by address)FLDOE grade C · Public
- Powell Middle (verify by address)FLDOE grade B · Public
- Frank W. Springstead High (verify by address)FLDOE grade C · Public
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 Hernando County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Arbor Meadows address.
Shop the zone: Homes zoned for Frank W Springstead High School
The Arbor Meadows buying strategy.
If we were buying in Arbor Meadows 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 Meadows.
A slow market that rewards patience
The headline number here is time. A 265-day median days-on-market and roughly 28 months of supply describe a market where inventory moves slowly and buyers set the pace. With only 7 active listings, selection is limited, but there's no urgency forcing a quick decision - the leverage sits on the buyer's side of the table.
Because no community amenities turn up in current MLS listings, there's no club, pool, or shared feature underwriting values. Price tracks the home: its condition, size, and updates. The median of $196.68 per square foot is a starting reference, not a rule - expect meaningful variation listing to listing, and budget your evaluation around the individual property rather than a neighborhood standard.
The location and the amenities are priced into every listing in Arbor Meadows. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A thin, slow market cuts both ways, and that's exactly where local read matters. We help buyers use the extended days-on-market and heavy supply as negotiating leverage, and we help sellers price and present against a long clock so a listing doesn't become another one sitting for months. Either way, with value driven by the individual home, our job is to tell you what a specific property is actually worth here.
Arbor Meadows in 15 seconds.
Tools for a Arbor Meadows 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 Meadows sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arbor Meadows, 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 Meadows home worth?
Get a no-obligation home value based on real comparable sales in Arbor Meadows, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Spring Hill →
Recently off market in Arbor Meadows
Homes in Arbor Meadows 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.
- 3352 Daybreak Run Loop · off market
- 3808 Daybreak Run Loop · off market
- 3809 Daybreak Run Loop · off market
- 3819 Daybreak Run Loop · off market
- 3827 Daybreak Run Loop · off market
- 3830 Daybreak Run Loop · off market
- 3841 Daybreak Run Loop · off market
| Location | Spring Hill, Hernando County, FL · ZIP 34609 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Clubhouse, Dog Park, Pickleball Court(s), Pool, Fitness Center, Irrigation-Reclaimed Water |
| Sale prices, last 12 months | $336,778 median across 4 closed sales · $200 per sq ft |
| Days on market (closed sales) | 298 median |
| For sale right now | 1 active, 0 pending · median asking $318,100 · 3.0 months of supply |
| Zoned public schools | John D. Floyd Elementary (verify by address) (C, FLDOE 2025-26); Powell Middle (verify by address) (B, FLDOE 2025-26); Frank W. Springstead High (verify by address) (C, FLDOE 2025-26) |
Data as of November 6, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2026 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Arbor Meadows key facts,” movewithmomentum.com/neighborhoods/arbor-meadows, data as of November 6, 2026.
Housing distress & ownership in Arbor Meadows, Spring Hill
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. Based on Stellar MLS data distributed by MLS GRID for the period October 2026 through October 2026. Deemed reliable but not guaranteed.
Every Home for Sale in Arbor Meadows Right Now (1)
All 1 active and pending Arbor Meadows listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3836 Daybreak Run Loop · $318,100 · 3 bd / 2 ba · listed Aug 8, 2026 · listed by On Point Realty Inc.
Recently sold in Arbor Meadows
- 3808 Daybreak Run Loop · sold $299,999
- 3830 Daybreak Run Loop · sold $354,600
- 3784 Daybreak Run Loop · sold $353,555
- 3822 Daybreak Run Loop · sold $320,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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- Spring Hill home values: what is my house worth?
Spring Hill guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Hernando County)
- Homestead exemption (Hernando County)
- Home insurance cost
- New construction
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
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Email me new listings in Arbor Meadows
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Ask an agent about Arbor Meadows
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Arbor Meadows will answer, and the answer is published on this page for the next buyer.
What it really costs to own in Arbor Meadows
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $250/month across 5 MLS listings (most billed monthly; 2026-11-08). 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 Hernando County is $1,699/yr (4,534 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2025 across 5 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
25% of homes for sale in ZIP 34609 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 (2026-11-07).
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Hernando 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 · Hernando 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.
Frequently Asked Questions
What is the median home price in Arbor Meadows?
How long do homes in Arbor Meadows take to sell?
Is Arbor Meadows a buyer's or seller's market right now?
What schools serve Arbor Meadows?
Who is the best real estate agent for Arbor Meadows?
How do I find a top Spring Hill real estate agent who knows Arbor Meadows?
Can Momentum Realty connect me with an agent for Arbor Meadows?
Where is Arbor Meadows, and what county is it in?
Should you buy in Arbor Meadows?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 26, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2026 (3 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 Stellar MLS 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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See how Arbor Meadows fits the bigger picture — live prices, inventory, and Momentum Scores: