Arbor Oaks
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
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 right now
🔴 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 August 5. Confidence: Low (7 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 5, 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 August 5, 2026): the median sale price is about $397K ($213 per sq ft over the trailing 12 months of closed sales), and a median 35 days on market for closed sales. 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.
The setting & the homes.
Aerial and on-site photos of Arbor Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Arbor OaksPhotos from realMLS listings in Arbor Oaks; content deemed reliable but not guaranteed.
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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 5 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($397K) IS the median in the snapshot above, and the move from 2025 ($502K) IS the -20.9% one-year change.
Windows contain 2 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.
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.
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.
Arbor Oaks Market Scorecard
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.
Typical home value in the 32258 ZIP is $371,716, about 25.4% 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.
Housing distress & ownership in Arbor Oaks, Jacksonville
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. Deemed reliable but not guaranteed.
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.
Active and pending Arbor Oaks listings as of 2026-08-05, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
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.
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.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Greenland Pines · Elementary
- Twin Lakes Academy · Middle
- Mandarin · High
Zoned schools reflect the assignments reported on recent Arbor Oaks listings and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Arbor Oaks address.
Recent Developments in Arbor Oaks
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 August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 12 miles northwest of Arbor Oaks, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The project is about 13 miles north of Arbor Oaks, elsewhere in Duval County.
Source: News4Jax - 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 12 miles southwest of Arbor Oaks.
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 6 miles southeast of Arbor Oaks.
Source: Jax Daily Record - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The project is about 17 miles north of Arbor Oaks, elsewhere in Duval County.
Source: JAXPORT - 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 6 miles southeast of Arbor Oaks.
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 Oaks buying strategy.
If we were buying in Arbor Oaks 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 Oaks.
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.
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.
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 4 factors (6.3). Basis: Long-Term Appreciation +118% since 2012; Recent Direction -20.9% year-over-year; Owner Commitment 85% owner-occupied; Pricing Power 97.1% sale-to-list. Refreshed with each data update.
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.
Arbor Oaks in 15 seconds.
HOA, CDD & Fees
- 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.
Tools for a Arbor Oaks 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 Oaks sales matched to your home.
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 →
Frequently Asked Questions
What is the median home price in Arbor Oaks?
How long do homes in Arbor Oaks take to sell?
How many homes are in Arbor Oaks?
What share of Arbor Oaks is owner-occupied?
When were the homes in Arbor Oaks built?
Do cash buyers compete in Arbor Oaks?
Have Arbor Oaks home prices gone up?
Who is the best real estate agent for Arbor Oaks?
How do I find a top Jacksonville real estate agent who knows Arbor Oaks?
Can Momentum Realty connect me with an agent for Arbor Oaks?
Should you buy in Arbor Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Arbor Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 5, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 5, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (13 streets, ZIP 32084/32223/32255/32256/32257/32258)) |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Historical depth | Closed-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.
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