Arbor Meadows
Homes for Sale in Spring Hill, FL
All 383 homes for sale in Spring Hill, FL · median $340,000 · 161 homes for sale in 34609 · Hernando County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Arbor Meadows in Spring Hill, FL has 7 homes for sale and 1 pending, asking from $318,100 to $368,000 (median $359,610). Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $353,555, $197 per square foot, a median 265 days on market, sellers accepting 93% of original asking. Homes listed or recently sold were built 2025 - 2026 with 11 new construction; 11 of 11 report an HOA (median $250/mo); none of the 9 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 $6,590 ($5,820 with the full homestead exemption).
The market around Arbor Meadows
Arbor Meadows is too small for its own price trend, so here is the market around it.
In ZIP 34609, 242 homes are on the market and 29% are under contract — a steady corner of Spring Hill.
Across Hernando County, 1,141 homes are active and 431 pending (27% under contract).
ZIP and county figures describe the wider market, not Arbor Meadows specifically. Momentum Research analysis of MLS records.
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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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.
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.
HOA, CDD & Fees
- HOA dues reported around $250/month (about $3,000/yr) · median of 165 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $250 per month ($3,000 a year) - the median AssociationFee across 165 MLS records, normalised to a monthly figure; most are billed monthly. 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, 2026-09.
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 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. 1 on record.
- 3830 Daybreak Run Loop · off market
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.
33% 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 (2026-09-24).
Arbor Meadows Market Scorecard
Arbor Meadows is currently a strong buyer's market. About 42.0 months of supply, a median asking price of $359,610, and homes go under contract in about 210 days.
Typical home value in the 34609 ZIP is $324,924, about 17.8% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
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?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2026 (2 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.
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 Stellar MLS 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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See how Arbor Meadows fits the bigger picture — live prices, inventory, and Momentum Scores:
More Spring Hill & Hernando County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Hernando County or the full Neighborhood Finder.
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