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Arbor Oaks in Jacksonville

Arbor Oaks
Homes for Sale in Jacksonville, FL

Community in Jacksonville · Duval County · ZIP 32084
231 homesBuilt 1985–2003Median sale $397K
Free · No obligation
Talk to a Arbor Oaks Expert

True comps, carrying-cost math, and listings before the portals.

Live Market Pulse
47/100
Market Heat
Normal for Arbor Oaks
2013 → 2026 · 84 at the 2022 peak
0 is Arbor Oaks's coldest market since 2013, 100 its hottest. Today: 47. How it's scored
Built fromLive realMLS data25 years of closingsFL DOR public recordsUpdated twice daily
Live · Arbor Oaks Housing Pulse realMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)
Price
$397K ▼
Median sold · 12 mo
down 20.9% vs the prior 12 months
-20.9% ▼
1-yr price change
n = 7 and 3 sales in the two windows
$213/sf
Sold $/sqft · 12 mo
peak $213 in 2026
97.1%
Sale vs ask
+118%
T12M median vs 2012
from a $182K median in 2012
Tempo
2.0mo
Supply
3 to 6 months is the balanced band
35days
Median DOM · closed
14 days at the 2021 low
0%
Under contract
Duval: 30% (1,188 of 4,002)
1 · 0
For sale · pending
live counts, refreshed twice daily
7
Sold · last 12 mo
10-yr average: about 9 a year
Ownership and context
85%
Owner-occupied · Arbor Oaks
196 of 231 parcels homesteaded (FL DOR 2025)
15%
Non-owner-occupied · Arbor Oaks
incl. 5% trust or LLC-held · 5% out-of-state
25%
Cash buyers · Arbor Oaks
1 of 4 sales, 12 mo ending July 2024
231
Homes in the community
231 residential parcels (FL DOR 2025)
Track record · 25 years of records
Est. 1985
Community established
homes built 1985-2003, median 2000 (FL DOR 2025)
0
Failed listings · 2025
peaked at 18 in 2007
1,786sqft
Median sold home size
12-mo windows, closed sales
3.0%/yr
Turnover rate
about 7 of 231 homes trade a year
Jon Brooks, founder of Momentum Realty
Jon's Current Read

Arbor Oaks is a resale market built almost entirely between 1985 and 2003, with a median build year of 2000 and a typical home running 2,261 square feet. At a median of $397,000 and $212.77 per square foot, price here tracks the age and condition of that housing stock more than any single amenity — buyers are paying for square footage and layout in an already-built-out subdivision, not for new-construction premiums.

The last stretch of activity is thin: seven closings in the tracked window, a median 35 days on market, and zero active listings as of July 11, 2026 puts real inventory pressure on anyone trying to buy right now, even as the year-over-year read shows median price down 20.9%. With a market heat score of 47, Arbor Oaks is sitting closer to neutral than hot — sellers should not assume the prior run-up continues on its own, and buyers watching this community should expect to move fast when something finally lists, given how little is sitting on market.

Arbor Oaks Housing Pulse · Momentum Research · as of July 14, 2026

Arbor Oaks right now

🟡 Balanced market. 2.0 months of supply and 0% 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 July 14, 2026. Confidence: Medium (1 active and pending listings, 7 closed sales in 12 months).

🔴 Off the recent peak. The trailing-12-month median ($397K) is down 20.9% from the prior 12 months ($502K) and up 118% since 2012. With about a dozen 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 July 14. Confidence: Low (7 and 3 sales in the two windows).

Jump to: Price history & scorecard · Homes for sale · Schools · FAQ

Updated July 14, 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 Oaks market snapshot (as of July 14, 2026): the median sale price is about $397K ($213 per sq ft over the trailing 12 months of closed sales), a median 35 days on market for closed sales, and 2.0 months of supply, a balanced market. The trailing-12-month median is down 21% from the prior 12 months and up 118% since 2012, computed from record-level realMLS closed sales (7 closings in the current window).

Arbor Oaks is a community of 231 homes in Jacksonville, Duval County, built between 1985 and 2003 (median 2000), with a median living area of about 2,261 square feet. 85% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).

Arbor Oaks is a built-out Duval County community of 231 homes dating mostly to the late 1980s and 1990s, where the resale market has cooled from its longer-run gains even as current listings all but disappear.

Quick Match

Who Arbor Oaks is best for.

Best for

  • Buyers comfortable with 1985-2003 resale construction and a median home size around 2,261 square feet.
  • Buyers targeting a purchase near the $397,000 median who can move quickly once a home lists.
  • Sellers weighing whether to list now, given the 20.9% year-over-year pullback, versus waiting for firmer footing.

Probably not for

  • Buyers who require new-construction homes rather than 1985-2003 resale stock.
  • Buyers who need a wide, active selection to choose from today, given zero current listings.
  • Sellers expecting to price off the 118% since-2012 run-up without accounting for the recent 20.9% pullback.
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Market Pulse

How Arbor Oaks is performing right now

54/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
2Months of supplytight
29Median days on marketdays
0 : 1Under contract vs for salestrong demand
6Sold in last 12 monthsliquidity
+39%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from realMLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Arbor Oaks listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Arbor Oaks buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Arbor Oaks

Live MLS inventory for Arbor Oaks. 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.

5052 Taylor Creek Drive home for sale in Arbor OaksActive · 29 daysTop listing
$619,900
3 bd · 2 ba · 2,128 sqft · built 2001
5052 Taylor Creek Drive, Jacksonville, 32258
RenovatedBest valuePool
Listed by REGNIER REAL ESTATE

Active and pending Arbor Oaks listings as of 2026-06-25, priced high to low. Source: Data provided by realMLS.. Tap any home to ask about it.

Interactive Map

Arbor Oaks on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from realMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Arbor Oaks. They are approximate and vary with traffic and your exact start point.

Old St. Augustine Road corridor~2 to 5 min · everyday shopping and dining
Interstate 295 (Beltway)~5 to 10 min · regional connector
Mandarin / San Jose shopping~8 to 12 min · retail and services
St. Johns Town Center~18 to 25 min · east
Downtown Jacksonville~20 to 25 min · north
NAS Jacksonville~15 to 20 min · west
Jacksonville International Airport (JAX)~30 to 40 min · north

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Arbor Oaks Homes for Sale in Jacksonville, FL with Momentum Realty’s local guides.

Arrowood at Bartram Park Homes for Sale in Jacksonville, FLArrowood at Bartram Park Homes for Sale in Jacksonville, FLJacksonville, FL · adjacentCopperleaf Homes for Sale in Bartram, FLCopperleaf Homes for Sale in Bartram, FLBartram, FL · adjacentHawthorn at Bartram Park Homes for Sale in Jacksonville, FLHawthorn at Bartram Park Homes for Sale in Jacksonville, FLJacksonville, FL · 0.3 miStonefield at Bartram Park Homes for Sale in Jacksonville, FLStonefield at Bartram Park Homes for Sale in Jacksonville, FLJacksonville, FL · 0.5 miWilliams Walk at Bartram Park Homes for Sale in Jacksonville, FLWilliams Walk at Bartram Park Homes for Sale in Jacksonville, FLJacksonville, FL · 0.5 miSumerlin at Bartram Park Homes for Sale in Jacksonville, FLSumerlin at Bartram Park Homes for Sale in Jacksonville, FLJacksonville, FL · 0.6 miTwinleaf at Bartram Park Homes for Sale in Jacksonville, FLTwinleaf at Bartram Park Homes for Sale in Jacksonville, FLJacksonville, FL · 0.6 miFlagler Station Homes for Sale in Jacksonville, FLFlagler Station Homes for Sale in Jacksonville, FLJacksonville, FL · 0.7 miBayberry at Bartram Park Homes for Sale in Jacksonville, FLBayberry at Bartram Park Homes for Sale in Jacksonville, FLJacksonville, FL · 0.9 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Arbor Oaks (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take
  • Duval County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Confirm current ratings before relying on them
  • Private and parochial options nearby

Arbor Oaks is served by Duval County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Arbor Oaks address.

The takeaway

What actually shapes value at Arbor Oaks, sourced and dated. We do not publish rumor.

Recent Developments in Arbor Oaks

Development Intelligence

Our read on what is being built around Arbor Oaks, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishMandarin is a built-out, sought-after area, so the story for an established community like Arbor Oaks is location, the oak setting, and condition rather than new construction.

Sought-after Mandarin setting

BullishNotable impact
SignificanceRadius: Arbor Oaks

An established, oak-canopied community in Mandarin with wetland-backing homesites and an active HOA is a durable setting that tends to support resale; confirm conditions for the specific home (aohoa.net, 2026).

Wetland-backing lots

BullishNotable impact
SignificanceRadius: Arbor Oaks

Lots backing to protected wetlands offer privacy and a natural buffer that carry a premium, but can carry flood considerations; confirm the lot and pull the FEMA flood zone.

Late-1990s condition spread

NeutralMinor impact
SignificanceRadius: Arbor Oaks

Homes from the late 1990s vary in updates, so roof, systems, and renovations drive value; inspect and comp house by house.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Arbor Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

  1. 2026
    Neighborhood

    Arbor Oaks: 236 homes since 1997 in Mandarin

    Arbor Oaks is described as a 236-home community in Jacksonville's Mandarin area dating to about 1997, named for its ancient oaks, with many homes backing to protected wetlands, midsize homes from roughly 1,826 to 3,125 square feet, and an active HOA funding pond fountains, a park, and community events. Why it matters: The Mandarin setting, the oak canopy, and the lot drive value; comp by lot and condition, not a community average. Source

  2. 2024
    Taxes

    Duval County millage

    Duval County and City of Jacksonville millage applies (Duval County Property Appraiser, 2024). The HOA dues are separate from the tax bill, and no CDD is expected for a community of this vintage. Why it matters: Confirm the exact taxing authorities and the bill for the specific parcel, and read the HOA dues separately. Source

Development alerts for Arbor OaksGet a short monthly email when something new is approved, funded, or opens near Arbor Oaks.

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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 Strategy

The Arbor Oaks buying strategy.

If we were buying in Arbor Oaks, this is the order of operations we would run, and the one we run for our clients.

1

Read the HOA dues and what they cover. Pull the current Arbor Oaks HOA dues, what they fund, and any reserve or special-assessment items before you write.

2

Confirm the lot's wetland relationship. Wetland-backing lots offer privacy but can carry flood considerations; confirm the lot and pull the FEMA flood zone.

3

Inspect the late-1990s systems. Confirm the roof, HVAC, and any updates, since condition drives value.

4

Comp by lot and condition. Price the specific home against the closest comparable Arbor Oaks sale with a similar lot and condition, not a community average.

5

Confirm the zoned schools by address. Mandarin schools are sought-after; verify the current Duval County assignment for the specific home.

The Quick Decision
Best Buy
A well-kept home on a private oak or wetland-backing lot, with the HOA, flood zone, and systems verified.
Biggest Risk
Underbudgeting late-1990s systems, or flood considerations on a wetland-backing lot you have not checked.
Best Lot
Wetland-backing and heavily-treed lots carry the premium for privacy and setting.
Smart Timing
A built-out, sought-after Mandarin community holds steady demand; a prepared buyer who has read the HOA and the lot can move decisively.
Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Arbor Oaks is an established single-family community of 236 homes in Jacksonville's Mandarin area, Duval County, ZIP 32258, off Old St. Augustine Road just south of Greenland Road, dating to about 1997 (aohoa.net; neighborhoods.com, 2026). It is named for the ancient oaks draped with Spanish moss that are a historic icon of Mandarin, with many homes backing to protected wetlands. The homes are midsize, from roughly 1,826 to 3,125 square feet, and the active HOA has funded pond fountains, an updated park and playground, and the annual OAKStoberFest event. The central diligence items are the HOA dues, the home's systems, the lot's wetland relationship, and the FEMA flood zone per parcel.

Arbor Oaks Homes For Sale

What your money buys in Arbor Oaks.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Arbor Oaks today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: homes needing updates
$365K to $397K

Homes in more original condition near the smaller end of the size range are the value entry; budget the updates and confirm the roof and systems before you write. Confirm current pricing for the specific home.

Lowest entry
Mid: updated three- and four-bedroom homes
$397K to $418K

Updated homes near the community's typical size are the core of the Mandarin market. Condition and lot separate these; price on the closest comparable Arbor Oaks sale.

Most inventory
High: larger homes on private oak or wetland lots
$418K to $425K

Larger homes toward 3,125 square feet on private, wetland-backing or heavily-treed lots sit at the top. Price each on its lot, size, and condition rather than a community average.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings
What Your Money Buys

What ~$404K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$365K to $397K
Entry: homes needing updates
Homes in more original condition near the smaller end of the size range are the value entry; budget the updates and confirm the roof and systems before you write. Confirm current pricing for the specific home.
$397K to $418K
Mid: updated three- and four-bedroom homes
Updated homes near the community's typical size are the core of the Mandarin market. Condition and lot separate these; price on the closest comparable Arbor Oaks sale.
$418K to $425K
High: larger homes on private oak or wetland lots
Larger homes toward 3,125 square feet on private, wetland-backing or heavily-treed lots sit at the top. Price each on its lot, size, and condition rather than a community average.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Arbor Oaks, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Proprietary Data

The renovation premium.

Renovated-listing inventory in Arbor Oaks is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Arbor Oaks holds value.

Our read on the factors that protect resale here, and the one to manage.

No CDD on the tax billStrong
Central Intracoastal West locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Arbor Oaks

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Arbor Oaks1

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Arbor Oaks2

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Arbor Oaks3

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Arbor Oaks4

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Arbor Oaks5

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Arbor Oaks is about an established, oak-canopied Mandarin home on a private lot, not new construction. The deal is read in the lot, the condition, and the setting, not the sticker.

Jon Brooks · Founder, Momentum Realty
Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.8B+ · Buy Score
Resale Strength8.0/10
Renovation Risk5.6/10
Location Efficiency8.2/10
Long-Term Defensibility7.8/10
Carrying Cost Advantage7.0/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Arbor Oaks is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No automated estimate, no guesswork.

Live realMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.
About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from realMLS; for orientation, not an appraisal.

15-Second Take
  • Wetland-backing and heavily-treed lots carry the premium for privacy and setting.
  • Confirm the lot's wetland relationship and pull the FEMA flood zone.
  • Comp by lot and condition, not a community average.

In Arbor Oaks, the lot's setting is a major driver of value after condition. Homes backing to protected wetlands or on heavily-treed lots offer privacy and a natural buffer that command a premium, the part of your money the market gives back at resale. The honest approach is to confirm the lot's wetland relationship, pull the FEMA flood zone, read the HOA, and price the specific home on its lot and condition against the closest comparable same-lot Arbor Oaks sale rather than a community average.

The 15-Second Verdict

Arbor Oaks in 15 seconds.

Best forBuyers who want an established, oak-canopied single-family home in sought-after Mandarin.
Strong onSetting and location: ancient oaks, wetland-backing lots, an active HOA, and quick I-295 access.
WatchLate-1990s condition, the HOA dues, and flood considerations on wetland lots, all confirmed per parcel.
Not forBuyers who want new construction, a gated estate, no HOA, or a beachside address.
The edgeA private, oak-canopied Mandarin setting that holds value, with wetland-backing homesites.

HOA, CDD & Fees

15-Second Take
  • Active HOA funds a park, playground, and pond features; confirm the current dues.
  • Many lots back to protected wetlands; confirm the lot and the flood zone.
  • No CDD expected; verify per parcel on the Duval tax bill.

Arbor Oaks has an active homeowners association; the current dues figure is not published here and should be confirmed with the association, along with what it covers and any reserve or special-assessment items. No CDD is expected for a community of this vintage; confirm per parcel on the Duval County tax bill.

The HOA funds the common areas and community improvements, with the board having funded pond fountains, an updated children's park and playground, and community events; confirm exactly what is included before you rely on it.

There is no private golf or country club tied to the community; the amenities are a community park, playground, and pond features rather than a clubhouse or golf course.

Run Your Numbers

Tools for a Arbor Oaks buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxDuval County millage and the homestead picture.Rent vs buyThe breakeven on owning in Arbor Oaks.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and view, not an automated estimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Arbor Oaks

Thinking of selling in Arbor Oaks?

Your buyer is cross-shopping Mandarin, so sell what is specific and verifiable: your lot's setting and privacy, the updates you have made, the HOA and community, and a clean flood read.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Arbor Oaks, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Mandarin, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Arbor Oaks home worth?

Get a no-obligation home value based on real comparable sales in Arbor Oaks matched to your condition, lot, and view, 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 Oaks on the map →

Real comps, not an automated estimate.
>>>>>>> origin/main

Windows contain 3 to 15 sales each (7 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.

Median sale price · trailing 12 mo
$200K$300K$400K$500K20122014201620182020202220242026
Down 20.9% year over year; up 118% since 2012.
Every sale since 2001 · price vs size
$0$200K$400K$600K2k3k4k
254 closed sales; green = recent. Size sets the floor, condition and lot set the rest.
Sold $ per sq ft · trailing 12 mo
$100$150$20020122014201620182020202220242026
Up from $90 in 2012 to a $213 peak in 2026; $213 now.
Median days on market · closed sales
5010020122014201620182020202220242026
14 days at the 2021 low; 35 now.
Sale price vs original ask · median
95%100%20122014201620182020202220242026
97.1% now.
Homes sold per 12-mo window
05101520122014201620182020202220242026
3 to 15 a year; 7 in the current window.
Sellers who gave up · failed listings per year
051015200420082012201620202025
Canceled, expired, or withdrawn. 18 quit in 2007; 0 so far in 2025. The clearest stress gauge a community has.
Market Heat · 0 coldest, 100 hottest in the record
20406080seller-leaningbuyer-leaning2014201620182020202220242026
84 at the 2022 peak, 15 in the troughs, 47 now. Same score as the hero card, full history.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,614/mo
Duval County typical true cost to own
$110/mo
Duval County typical home insurance
Check CDD
Confirm before you offer

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval 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.

How much local inventory is already under contract

34% of homes for sale in ZIP 32258 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 (2026-07-18).

Arbor Oaks Market Scorecard

Strong seller's market

Arbor Oaks is currently a strong seller's market. About 2.0 months of supply, a median asking price of $619,900, and homes go under contract in about 38 days.

2.0
Months supply
$619,900
Median list
$403,500
Median sold
$291
Per sqft
38
Days on mkt
1/0/6
Active/Pend/Sold

Typical home value in the 32258 ZIP is $370,168, about 25.7% below the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Homes For Sale Right Now in Arbor Oaks

Live MLS inventory for Arbor Oaks. 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.

5052 TAYLOR CREEK Drive home for sale in Arbor OaksActive · 48 daysTop listing
$619,900
3 bd · 2 ba · 2,128 sqft · built 2001
5052 TAYLOR CREEK Drive, Jacksonville, 32258
Listed by REGNIER REAL ESTATE

Active and pending Arbor Oaks listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.

Interactive Map

Arbor Oaks 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.

Community & Amenities

Life at Arbor Oaks

  • Playground · reported on 3 of 6 listings
  • Park · reported on 2 of 6 listings
  • Maintenance Grounds · reported on 1 of 6 listings

Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.

=======

Arbor Oaks Market Scorecard

Strong seller's market

Arbor Oaks is currently a strong seller's market. About 2.0 months of supply, a median asking price of $619,900, and homes go under contract in about 38 days.

2.0
Months supply
$619,900
Median list
$403,500
Median sold
$291
Per sqft
38
Days on mkt
1/0/6
Active/Pend/Sold

Typical home value in the 32258 ZIP is $370,168, about 25.7% below the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

>>>>>>> origin/main
The Strategy

The Arbor Oaks buying strategy.

If we were buying in Arbor Oaks today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 Oaks.

The Quick Decision
Best Buy
Buyers who want an established, already-built 1985-2003 Duval County subdivision rather than new construction.
Biggest Risk
Zero active listings right now means very little current inventory to choose from.
Sweet Spot
Move-in-ready resale buyers targeting the $397,000 median price point and a roughly 2,261-square-foot layout.
Avoid If
You need new construction or cannot wait out a market with no active listings.
The Deep Dive

A cooling resale market with almost no listings

The headline number is the pullback: median price is down 20.9% year-over-year to $397,000, a sharp reversal from the 118% cumulative gain the neighborhood has posted since 2012. That combination — a long uptrend now giving back ground — is typical of a resale-only community absorbing higher rates and buyer hesitation rather than one losing structural demand; the housing itself (1985-2003 construction, 2,261-square-foot median size) has not changed, the price buyers will pay for it has.

Inventory is the other half of the story. With zero active listings and only seven closings in the most recent window, there is very little live data to draw a firm floor for pricing right now, and the 47 market heat score reflects that thin, indecisive footing rather than clear buyer or seller leverage in either direction. Anyone pricing a listing or writing an offer here right now is working with a small, noisy sample — reason to lean on a hands-on read of recent closings rather than a headline percentage alone.

“

The location and the amenities are priced into every listing in Arbor Oaks. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the factors that decide how a home in Arbor Oaks buys, holds, and resells. Momentum Research; not an appraisal.

6.6B- · Buy Score
Long-Term Appreciation7.7/10
Recent Direction0.8/10
Liquidity & Demand8.0/10
Owner Commitment8.5/10
Pricing Power8.1/10

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 5 factors (6.6). Basis: Long-Term Appreciation +118% since 2012; Recent Direction -20.9% year-over-year; Liquidity & Demand 2.0 months of supply; Owner Commitment 85% owner-occupied; Pricing Power 97.1% sale-to-list. Refreshed with each data update.

Why Momentum

Why work with Momentum here

A market with zero active listings and only seven recent closings is exactly where a generic number is least trustworthy — the sample is too thin for any formula to price it responsibly. Momentum's agents build the valuation on Arbor Oaks by hand, closing by closing, rather than publishing a one-size figure, and can tell a seller honestly whether the 20.9% year-over-year pullback is a reason to wait or a reason to price competitively now.

The 15-Second Verdict

Arbor Oaks in 15 seconds.

Best forBuyers who want an established, already-built 1985-2003 Duval County subdivision rather than new construction.
Biggest advantageA long track record — homes here are up 118% since 2012 despite the recent pullback.
Biggest riskZero active listings right now means very little current inventory to choose from.
Sweet spotMove-in-ready resale buyers targeting the $397,000 median price point and a roughly 2,261-square-foot layout.
Avoid ifYou need new construction or cannot wait out a market with no active listings.

HOA, CDD & Fees

In short
  • 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.

Run Your Numbers

Tools for a Arbor Oaks buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxDuval County millage and the homestead picture.Rent vs buyThe breakeven on owning in Arbor Oaks.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Arbor Oaks sales matched to your home.

Selling in Arbor Oaks

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in Arbor Oaks, 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 Oaks home worth?

Get a no-obligation home value based on real comparable sales in Arbor Oaks, 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 Oaks on the map →

Real comps, not an automated estimate.

Frequently Asked Questions

What is the median home price in Arbor Oaks?
The median sale price in Arbor Oaks was $397K over the 12 months ending July 14, 2026 (7 closed sales, realMLS).
How long do homes in Arbor Oaks take to sell?
Homes that closed in the 12 months ending July 14, 2026 took a median 35 days on market (7 sales, realMLS).
Is Arbor Oaks a buyer's or seller's market right now?
As of July 14, 2026, Arbor Oaks is roughly balanced: 2.0 months of supply at the current sales pace (realMLS live counts).
How many homes are in Arbor Oaks?
The Florida DOR 2025 assessment roll shows 231 homes in Arbor Oaks (public records).
What share of Arbor Oaks is owner-occupied?
85% of Arbor Oaks parcels carry a homestead exemption on the 2025 Florida DOR roll, the owner-occupancy proxy in public records.
When were the homes in Arbor Oaks built?
Homes in Arbor Oaks were built between 1985 and 2003, with a median year built of 2000 (FL DOR 2025 roll).
Do cash buyers compete in Arbor Oaks?
Cash buyers took 25% of Arbor Oaks sales in the 12 months ending July 2024 (1 of 4 closings, realMLS).
Have Arbor Oaks home prices gone up?
The trailing-12-month median is up 118% since 2012, from $182K to $397K (realMLS closed records).
Who is the best real estate agent for Arbor Oaks?
The best agent for Arbor Oaks is one who actively works Jacksonville and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Arbor Oaks.
How do I find a top Jacksonville real estate agent who knows Arbor Oaks?
Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Arbor Oaks and the wider Jacksonville area.
Can Momentum Realty connect me with an agent for Arbor Oaks?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Arbor Oaks purchase or sale - no call center and no pressure.
The Verdict

Should you buy in Arbor Oaks?

An honest fit check. We will tell you when it is not your community.

Buyers comfortable with 1985-2003 resale construction and a median home size around 2,261 square feet.Excellent fit
Buyers targeting a purchase near the $397,000 median who can move quickly once a home lists.Excellent fit
Sellers weighing whether to list now, given the 20.9% year-over-year pullback, versus waiting for firmer footing.Excellent fit
Buyers who require new-construction homes rather than 1985-2003 resale stock.Probably not
Buyers who need a wide, active selection to choose from today, given zero current listings.Probably not
Sellers expecting to price off the 118% since-2012 run-up without accounting for the recent 20.9% pullback.Probably not

Nearby Communities

Explore more neighborhoods near Arbor Oaks with Momentum Realty’s local guides.

Browse all Florida neighborhood guides →

Data sources & freshness

Live listingsrealMLS, refreshed twice daily (last: July 14, 2026)
Community market statsrealMLS closed sales, 12-month windows ending July 14, 2026
Housing stock & ownershipFlorida DOR 2025 assessment roll (street-list match (13 streets, ZIP 32084/32223/32255/32256/32257/32258))
Under-contract sharesrealMLS records, as of 2026-07-12
Historical depthClosed-sale records back to 2001 (254 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.

Looking to buy here? Search homes for sale →

What’s your home worth in your area?

A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.

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