Arbor Mill
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
The market_band here reads balanced, but the underlying volume is thin: 5 active listings and 16 closings in the recent window is not much to draw hard conclusions from, and it shows in the spread between numbers -- a median price of $525,700 against a median of about $227 per square foot, up 3.5% year-over-year. That is real appreciation, but modest, and it is happening on a small sample.
With 3.8 months of supply, sellers are not facing a flood of competing listings, but they are not facing a bidding war either -- this is balanced-market math, not a seller's squeeze. Buyers should watch the median days on market, about 68.5 days: nothing here is moving in a week, so a listing that has sat past that mark is worth a firmer offer on price or terms rather than a full-price approach.
Arbor Mill right now
🟡 Balanced market. 5.0 months of supply and 38% of the inventory already under contract put buyers and sellers on roughly even footing.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 August 23, 2026. Confidence: High (8 active and pending listings, 12 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($513K) is down 4.1% from the prior 12 months ($535K). With about 27 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending August 23. Confidence: Medium (12 and 13 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 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
Arbor Mill market snapshot (as of August 23, 2026): the median sale price is about $513K ($227 per sq ft over the trailing 12 months of closed sales), a median 49 days on market for closed sales, and 5.0 months of supply, a balanced market. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level realMLS closed sales (12 closings in the current window).
Arbor Mill sits in St. Johns County within St. Augustine, and the data feed behind these numbers -- realmls, as of 2026-07-11 -- reflects a small, balanced pocket of the market rather than a high-volume one.
The setting & the homes.
Aerial and on-site photos of Arbor Mill. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Arbor MillPhotos from realMLS listings in Arbor Mill; content deemed reliable but not guaranteed.
Who Arbor Mill is best for.
Best for
- A buyer comfortable making a decision without a wide field of comparable active listings to shop against.
- A seller prioritizing a firm price over a fast, high-volume sale, in a balanced 3.8-months-of-supply market.
- A buyer with room to negotiate terms on a listing that has already sat close to or past the 68.5-day median.
Probably not for
- A buyer who wants dozens of active listings to compare before committing -- only 5 are on the market now.
- A seller expecting a bidding war -- 16 closings in the recent window is not high-volume competitive activity.
- A buyer or seller who wants a large, stable pricing sample -- the small data set here means the median can move.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($513K) IS the median in the snapshot above, and the move from 2025 ($535K) IS the -4.1% one-year change.
Windows contain 12 to 43 sales each (12 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
30% of homes for sale in ZIP 32065 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 (2026-08-18).
Arbor Mill Market Scorecard
Arbor Mill is currently a balanced market. About 5.0 months of supply, a median asking price of $574,900, and homes go under contract in about 37 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Arbor Mill, St. Augustine
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. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Arbor Mill
Live MLS inventory for Arbor Mill. 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 · 21 daysTop listing
Active · 37 days
Active · 67 days
Active · 22 days
Active · 155 days
Pending · 32 days
Pending · 47 days
Pending · 151 daysActive and pending Arbor Mill listings as of 2026-08-24, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Arbor Mill on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Arbor Mill
- Pool · reported on 13 of 15 listings
- Playground · reported on 12 of 15 listings
- Tennis Court(s) · reported on 10 of 15 listings
- RV/Boat Storage · reported on 9 of 15 listings
- Clubhouse · reported on 8 of 15 listings
- Park · reported on 5 of 15 listings
- Pickleball · reported on 5 of 15 listings
- Dog Park · reported on 4 of 15 listings
- Jogging Path · reported on 3 of 15 listings
- Fitness Center · reported on 2 of 15 listings
- Barbecue · reported on 2 of 15 listings
- Basketball Court · reported on 1 of 15 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Arbor Mill are close: the nearest shopping is about 3 minutes away.
- Turnbull Creek · Shopping3 min
- Samara Lakes · Parks5 min
- Lance Family Farmers Market · Groceries6 min
- Sal's Cucina · Dining6 min
- Coga · Coffee8 min
- Baptist Heart Specialists · Health12 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Mill Creek AcademyFLDOE grade A · Public K-8
- Pacetti Bay Middle SchoolFLDOE grade A · Public Middle
- Tocoi Creek High SchoolFLDOE grade A · Public High
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 St. Johns County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Arbor Mill address.
Recent Developments in Arbor Mill
Development, infrastructure, retail, and school activity affecting Arbor Mill, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Infrastructure
CR 210 widening westbound lanes set to reopen in St. Johns County
News4Jax reported that all westbound lanes of the County Road 210 widening project in St. Johns County were expected to reopen by the end of Friday, July 31, 2026, ahead of the August 10 school year start. The county said it is managing 44 active road projects totaling $183.1 million this year.
What it may mean for the marketExpands roadway capacity on a major county corridor, improving traffic flow and supporting continued growth along the CR 210 area. The project is about 9 miles north of Arbor Mill, elsewhere in St. Johns County.
Source: News4Jax - July 2026Development
Six agricultural enclave projects seek to develop 6,500-plus acres in St. Johns County
Jacksonville Today reported that St. Johns County received six proposals totaling more than 6,558 acres for development under a new Florida agricultural enclave law that took effect July 1, 2026. The largest proposal, about 4,462 acres north of Nocatee, comes from the Davis family and the PARC Group. The County Commission scheduled a public hearing on the proposals for August 19, 2026.
What it may mean for the marketSignals a large potential expansion of developable land and future housing and commercial capacity, using a new state process that can convert farmland to residential and commercial use with reduced local review. The project is about 10 miles northeast of Arbor Mill, elsewhere in St. Johns County.
Source: Jacksonville Today - July 2026Retail & Dining
Publix opens and more retailers coming to Marketplace at Nocatee
An official Nocatee business update reported that a Publix supermarket with a pharmacy drive-thru and adjacent Publix Liquors has opened at Marketplace at Nocatee. Additional announced tenants include SoFresh in late summer 2026, a Gate gas station, BODYBAR Pilates, a nail spa and a wine and spirits shop. The Hub at Nocatee entertainment concept is slated for 2028.
What it may mean for the marketExpands grocery, dining and everyday retail capacity at a growing town center, adding anchor and service tenants that build out the commercial base of the area. The project is about 11 miles northeast of Arbor Mill, elsewhere in St. Johns County.
Source: Nocatee - 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 14 miles west of Arbor Mill.
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 9 miles north of Arbor Mill.
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 9 miles north of Arbor Mill.
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.
The Arbor Mill buying strategy.
If we were buying in Arbor Mill 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 Mill.
A market that runs on time, not volume
Sixteen closings and 5 active listings is a small enough data set that a single closing can move the median. That is the context for the $525,700 median price and the $227-per-square-foot figure: read them as directional, not exact, and weigh each specific listing's condition and finish level against that per-square-foot number rather than assuming every home here prices the same.
The 68.5-day median days on market and 3.8 months of supply both point the same direction -- this is not a market where homes clear quickly. For a seller, that means pricing and presentation matter more than urgency; for a buyer, it means there is time to compare a listing against the per-square-foot median before committing, and room to negotiate on homes that have been sitting.
The location and the amenities are priced into every listing in Arbor Mill. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Arbor Mill buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.8). Basis: Recent Direction -4.1% year-over-year; Liquidity & Demand 5.0 months of supply; Pricing Power 96.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market this thin -- 5 active listings, 16 recent closings -- punishes generic pricing advice. We track the realmls feed for Arbor Mill directly and read each new listing and closing against the current median price, median $227-per-square-foot figure, and the 3.8-months-of-supply backdrop, rather than leaning on a stale citywide average.
Arbor Mill in 15 seconds.
HOA, CDD & Fees
- No CDD
- Mandatory HOA. Confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Page states no CDD.
Tools for a Arbor Mill 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 Mill sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arbor Mill, 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 Mill home worth?
Get a no-obligation home value based on real comparable sales in Arbor Mill, 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 homes for sale in Arbor Mill on the map →
Frequently Asked Questions
What is the median home price in Arbor Mill?
How long do homes in Arbor Mill take to sell?
Is Arbor Mill a buyer's or seller's market right now?
What schools serve Arbor Mill?
Who is the best real estate agent for Arbor Mill?
How do I find a top St. Augustine real estate agent who knows Arbor Mill?
Can Momentum Realty connect me with an agent for Arbor Mill?
Should you buy in Arbor Mill?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Arbor Mill with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 23, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 23, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2016 (284 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 your area comps.
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See how Arbor Mill fits the bigger picture — live prices, inventory, and Momentum Scores: