<<<<<<< HEAD
Buying or selling? Call (904) 351-6461
=======
Buying or selling? Call (904) 351-6461
>>>>>>> origin/main
Arbor Pointe in Jacksonville

Arbor Pointe
Homes for Sale in Jacksonville, FL

Community in Jacksonville · Duval County · ZIP 32225
588 homesBuilt 1985–2012Median sale $368K
Free · No obligation
Talk to a Arbor Pointe Expert

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

Live Market Pulse
62/100
Market Heat
Hotter than normal
2013 → 2026 · 81 at the 2021 peak
0 is Arbor Pointe's coldest market since 2013, 100 its hottest. Today: 62. How it's scored
Built fromLive realMLS data25 years of closingsFL DOR public recordsUpdated twice daily
Live · Arbor Pointe Housing Pulse realMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)
Price
$368K ▼
Median sold · 12 mo
down 1.2% vs the prior 12 months
-1.2% ▼
1-yr price change
n = 13 and 13 sales in the two windows
$243/sf
Sold $/sqft · 12 mo
peak $243 in 2026
98.0%
Sale vs ask
+179%
T12M median vs 2012
from a $132K median in 2012
Tempo
3.7mo
Supply
3 to 6 months is the balanced band
9days
Median DOM · closed
9 days at the 2026 low
20%
Under contract
Duval: 30% (1,188 of 4,002)
4 · 1
For sale · pending
live counts, refreshed twice daily
13
Sold · last 12 mo
10-yr average: about 14 a year
Ownership and context
72%
Owner-occupied · Arbor Pointe
423 of 588 parcels homesteaded (FL DOR 2025)
28%
Non-owner-occupied · Arbor Pointe
incl. 9% trust or LLC-held · 9% out-of-state
18%
Cash buyers · Arbor Pointe
2 of 11 sales, 12 mo ending July 2025
588
Homes in the community
588 residential parcels (FL DOR 2025)
Track record · 25 years of records
Est. 1985
Community established
homes built 1985-2012, median 1989 (FL DOR 2025)
0
Failed listings · 2025
peaked at 17 in 2023
1,489sqft
Median sold home size
12-mo windows, closed sales
2.2%/yr
Turnover rate
about 13 of 588 homes trade a year
Jon Brooks, founder of Momentum Realty
Jon's Current Read

Arbor Pointe is a built-out Duval County community of 588 homes, most constructed between 1985 and 2012, with the typical resale home dating to 1989 and running about 1,709 square feet. That vintage and size mix is what anchors price here: the median sale sits at $368,500, or about $243 per square foot, and pricing is essentially flat year-over-year (down 1.2%) even after a 179% run-up since 2012.

The current posture favors speed over negotiation. There are zero active listings at the moment, only 13 closings in the most recent window, and a median time on market of 9 days — a market-heat reading of 62 that leans warm. For a buyer, that means having financing and a decision ready before a listing appears; for a seller, it means a well-prepared, correctly priced home should move quickly, though the flat year-over-year trend argues against reaching on price.

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

Arbor Pointe right now

🟡 Balanced market. 3.7 months of supply and 20% 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: High (5 active and pending listings, 13 closed sales in 12 months).

🟡 Off the recent peak. The trailing-12-month median ($368K) is down 1.2% from the prior 12 months ($373K) and up 179% 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: Medium (13 and 13 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 Pointe market snapshot (as of July 14, 2026): the median sale price is about $368K ($243 per sq ft over the trailing 12 months of closed sales), a median 9 days on market for closed sales, and 3.7 months of supply, a balanced market. The trailing-12-month median is down 1% from the prior 12 months and up 179% since 2012, computed from record-level realMLS closed sales (13 closings in the current window).

Arbor Pointe is a community of 588 homes in Jacksonville, Duval County, built between 1985 and 2012 (median 1989.0), with a median living area of about 1,709 square feet. 72% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).

Arbor Pointe is an established Jacksonville community of 588 homes built mainly from 1985 through 2012, with a typical home from 1989 and about 1,709 square feet of living space — a resale market rather than a new-construction one.

Quick Match

Who Arbor Pointe is best for.

Best for

  • A buyer with financing pre-approved and ready to act within days of a new listing hitting the market.
  • A buyer targeting a resale home near 1,709 square feet in the low-$370,000s who values an established, built-out community over new construction.
  • A seller with a home in solid, move-in condition who wants a quick close and is pricing against a flat, not rising, year-over-year trend.

Probably not for

  • A buyer who wants to tour and compare several active listings before deciding — there is currently no active inventory here.
  • A buyer expecting new-construction finishes; the homes here date mainly from 1985 to 2012.
  • A seller expecting a bidding war on price alone; the 1.2% year-over-year decline argues for pricing to the recent trend, not above it.
<<<<<<< HEAD
=======
Market Pulse

How Arbor Pointe is performing right now

64/100
momentum
Balanced Market (limited data)
Seller's marketBalancedBuyer's market
0.9Months of supplytight
4Median days on marketdays
1 : 1Under contract vs for salestrong demand
13Sold in last 12 monthsliquidity
+6%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 Pointe 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 Pointe buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Arbor Pointe

Live MLS inventory for Arbor Pointe. 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.

13214 Hartwell Drive home for sale in Arbor PointeActive · 4 daysTop listing
$390,000
3 bd · 2 ba · 1,478 sqft · built 1990
13214 Hartwell Drive, Jacksonville, 32225
Reno opportunityBest value
Listed by SOMEDAY HOMES REALTY, LLC.
357 S Dijon Drive home for sale in Arbor PointePending · 3 days
$280,000
3 bd · 2 ba · 1,767 sqft · built 1989
357 S Dijon Drive, Jacksonville, 32225
RenovatedBest value
Listed by FLORIDA HOMES REALTY & MTG LLC

Active and pending Arbor Pointe 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 Pointe 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 Pointe. They are approximate and vary with traffic and your exact start point.

Monument & Atlantic Blvd shopping~5 to 10 min · retail, dining, services
St. Johns Town Center~15 to 20 min · south via Kernan or JT Butler
Atlantic & Neptune Beaches~15 to 20 min · east via Atlantic Blvd
Interstate 295~5 to 10 min · via Monument Rd
Downtown Jacksonville~15 to 20 min · west via Arlington Expwy
Mayo Clinic Jacksonville~15 to 20 min · south via Kernan Blvd
Jacksonville Int'l Airport (JAX)~25 to 30 min · north via I-295

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 Pointe Homes for Sale in Jacksonville, FL with Momentum Realty’s local guides.

Brookview Homes for Sale in Jacksonville, FLBrookview Homes for Sale in Jacksonville, FLJacksonville, FL · adjacentTiffany Pines Homes for Sale in Jacksonville, FLTiffany Pines Homes for Sale in Jacksonville, FLJacksonville, FL · 0.3 miRiver Point at Monument Landing Homes for Sale in Jacksonville, FLRiver Point at Monument Landing Homes for Sale in Jacksonville, FLJacksonville, FL · 0.5 miMariner Point Homes for Sale in Jacksonville, FLMariner Point Homes for Sale in Jacksonville, FLJacksonville, FL · 0.6 miEagles Creek Homes for Sale in Jacksonville, FLEagles Creek Homes for Sale in Jacksonville, FLJacksonville, FL · 1.2 miKernan Forest Homes for Sale in Jacksonville, FLKernan Forest Homes for Sale in Jacksonville, FLJacksonville, FL · 1.4 miAshley Woods Homes for Sale in Jacksonville, FLAshley Woods Homes for Sale in Jacksonville, FLJacksonville, FL · 1.4 miFort Caroline Homes for Sale in Jacksonville, FLFort Caroline Homes for Sale in Jacksonville, FLJacksonville, FL · 1.4 miEast Arlington Homes for Sale in Jacksonville, FLEast Arlington Homes for Sale in Jacksonville, FLJacksonville, FL · 1.5 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 Pointe (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 Pointe 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 Pointe address.

The takeaway

What actually affects Arbor Pointe owners, sourced and dated. We do not publish rumor.

Recent Developments in Arbor Pointe

Development Intelligence

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

Net OutlookBullishThis is a built-out, established neighborhood, so the near-term factors are Duval County millage on the tax bill, insurance on 1980s-era homes, and east-side demand near the Intracoastal corridor, rather than any new construction in the neighborhood.

Established, affordable east-side value

BullishReasonably priced 1980s-era single-family homes with quick access to the beaches, the Town Center, and I-295 support steady owner-occupant demand. impact
SignificanceRadius: East-side Jacksonville (32225)

Established, affordable east-side value

Duval County millage and tax-bill assessments

NeutralProperty taxes here follow the Duval County (City of Jacksonville) millage; a recent sale can reset the assessed value, so read the actual bill for the parcel. impact
SignificanceRadius: Jacksonville / Duval County

Duval County millage and tax-bill assessments

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 Pointe, 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. 2024
    Taxes

    Duval County millage and property assessments

    Property taxes in Jacksonville are set by the Duval County (City of Jacksonville) millage and any non-ad-valorem line items, published by the Duval County Property Appraiser. Why it matters: Pull the actual parcel's tax bill and homestead status before you budget, and on a 1980s-era home get an insurance quote that reflects roof age. Source

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

A monthly email from Momentum Realty. Unsubscribe anytime. See our privacy and disclosures.

By submitting, you agree that EAB RE INVESTMENTS LLC (Momentum Realty) and its agents may call, email, and text you about your inquiry, which may involve automated means and prerecorded or artificial voices. You do not need to consent as a condition of buying any property, goods, or services. To opt out, reply STOP at any time or reply HELP for assistance. You can also click the unsubscribe link in emails. Message and data rates may apply. Message frequency may vary. See our Privacy Policy and SMS Terms.

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 Pointe buying strategy.

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

1

Inspect the home's systems and roof. On 1980s-era homes, the roof age, HVAC, and systems drive the renovation budget and the insurance quote; inspect before you commit.

2

Confirm any HOA and deed restrictions. Verify whether the specific parcel carries an HOA or deed restriction and what it covers.

3

Read the actual Duval tax bill. Confirm the millage, homestead status, and any assessments for the parcel (Duval County Property Appraiser, 2024).

4

Confirm the exact school zoning. Verify the assigned Duval County Public Schools for the specific address with the district.

5

Comp within the east side. Price the home against the closest same-size, similar-condition east-side sale rather than a beaches or Town Center comparison.

The Quick Decision
Best Buy
A structurally sound home with a newer roof and updated systems on a good lot, at an east-side price you can add value to.
Biggest Risk
Deferred maintenance on 1980s-era stock and insurance cost tied to roof age.
Best Lot
Larger or quieter interior lots and updated homes carry the premium; original-condition smaller lots are the value.
Smart Timing
Arbor Pointe is an established, built-out neighborhood; pricing tracks condition and the specific home more than any community-wide trend.
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 Pointe is an established single-family neighborhood in Jacksonville, Duval County, on the city's east side in the 32225 area near the Fort Caroline and Intracoastal West corridors (neighborhoods.com, 2026). The community dates to the mid-1980s, with predominantly midsize, reasonably priced single-family homes on standard suburban lots, and a convenient location near Monument and Atlantic Boulevards, the Town Center, and the Atlantic beaches. As an established neighborhood of 1980s-era stock, the central buyer questions are parcel-level: the roof and systems on the specific home, the lot, the Duval County tax bill, and the exact school zoning.

Arbor Pointe Homes For Sale

What your money buys in Arbor Pointe.

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 Pointe today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: original-condition homes
$295K to $345K

Original-condition 1980s-era homes needing updates, the value end of Arbor Pointe. Inspect the roof and systems and price the renovation before you write.

Lowest entry
Mid: updated homes on good lots
$345K to $396K

Updated three- and four-bedroom homes on solid lots, the core of the neighborhood. Condition, lot, and updates separate these more than floor plan does.

Most inventory
High: larger or fully renovated homes
$396K to $495K

Larger homes or fully renovated ones on the best lots set the neighborhood's ceiling. Updates and lot drive the premium; price each on its condition.

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 ~$358K buys here.

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

$295K to $345K
Entry: original-condition homes
Original-condition 1980s-era homes needing updates, the value end of Arbor Pointe. Inspect the roof and systems and price the renovation before you write.
$345K to $396K
Mid: updated homes on good lots
Updated three- and four-bedroom homes on solid lots, the core of the neighborhood. Condition, lot, and updates separate these more than floor plan does.
$396K to $495K
High: larger or fully renovated homes
Larger homes or fully renovated ones on the best lots set the neighborhood's ceiling. Updates and lot drive the premium; price each on its condition.

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 Pointe, 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 Pointe 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 Pointe 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 Pointe

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 Pointe1

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 Pointe2

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 Pointe3

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 Pointe4

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 Pointe5

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 Pointe sells established, reasonably priced east-side living near the beaches, the Town Center, and I-295. The price and access are the value; the work is condition, the roof and systems, the Duval tax bill, and the school zoning, not the brochure.

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.

6.7B- · Buy Score
Resale Strength6.8/10
Renovation Risk6.0/10
Location Efficiency7.4/10
Long-Term Defensibility6.4/10
Carrying Cost Advantage7.4/10

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 Pointe 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
  • Larger or quieter interior lots and updated homes carry the premium here.
  • Original-condition smaller lots are the value play.
  • Condition and roof age matter more than headline price; comp like-for-like.

In Arbor Pointe, condition and the lot drive price more than floor plan, because the homes are similar 1980s-era single-family designs. Larger or quieter interior lots and fully updated homes carry a premium, while original-condition smaller lots are the value play for buyers planning updates. Because this is 1980s-era stock, the roof age and systems and the resulting insurance cost move the true all-in cost, so inspect first and comp a home against the closest same-condition east-side sale.

The 15-Second Verdict

Arbor Pointe in 15 seconds.

Best forBuyers who want an established, reasonably priced single-family home on the east side and will price for condition.
Strong onAffordable 1980s-era value and quick access to the beaches, the Town Center, Mayo, and I-295.
WatchDeferred maintenance on 1980s-era homes and insurance cost tied to roof age; inspect before you commit.
Not forBuyers who want new construction, oceanfront, or a large amenity master plan.
The edgeEstablished east-side value with strong access to the beaches and the Town Center at a reasonable price.

HOA, CDD & Fees

15-Second Take
  • Confirm whether a mandatory HOA applies to the specific parcel.
  • Budget the Duval tax bill and an insurance quote tied to roof age.
  • Condition is the real cost driver on 1980s-era stock; inspect first.

Arbor Pointe is an established single-family neighborhood, and whether a mandatory HOA applies can vary by section. Confirm whether the specific parcel carries an HOA or deed restriction and what it covers before you assume one; the recurring costs to budget are the Duval County tax bill and an insurance quote that reflects roof age.

Where an association applies, dues fund common-area or entrance upkeep; otherwise budget taxes, insurance, and maintenance. Confirm any deed restrictions through the title work.

There is no golf or private club; this is a standard established single-family neighborhood. The east-side location near the beaches and the Town Center is the draw.

Run Your Numbers

Tools for a Arbor Pointe 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 Pointe.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 Pointe

Thinking of selling in Arbor Pointe?

Your buyer is cross-shopping established east-side neighborhoods. Sell what is specific: the home's updates and roof age, the lot, the Duval school zoning, any HOA, and the access to the beaches and the Town Center.

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 Pointe, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Arlington, 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 Pointe home worth?

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

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

Windows contain 6 to 23 sales each (13 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$400K20122014201620182020202220242026
Down 1.2% year over year; up 179% since 2012.
Every sale since 2001 · price vs size
$0$200K$400K2k2k2k
320 closed sales; green = recent. Size sets the floor, condition and lot set the rest.
Sold $ per sq ft · trailing 12 mo
$100$20020122014201620182020202220242026
Up from $80 in 2012 to a $243 peak in 2026; $243 now.
Median days on market · closed sales
204020122014201620182020202220242026
9 days at the 2026 low; 9 now.
Sale price vs original ask · median
90%95%100%20122014201620182020202220242026
98.0% now.
Homes sold per 12-mo window
0102020122014201620182020202220242026
6 to 23 a year; 13 in the current window.
Sellers who gave up · failed listings per year
05101520042008201220162025
Canceled, expired, or withdrawn. 17 quit in 2023; 0 so far in 2025. The clearest stress gauge a community has.
Market Heat · 0 coldest, 100 hottest in the record
20406080seller-leaningbuyer-leaning2014201620182020202220242026
81 at the 2021 peak, 24 in the troughs, 62 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

37% of homes for sale in ZIP 32225 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 Pointe Market Scorecard

Seller's market

Arbor Pointe is currently a seller's market. About 2.8 months of supply, a median asking price of $390,000, and homes go under contract in about 8 days.

2.8
Months supply
$390,000
Median list
$358,000
Median sold
$272
Per sqft
8
Days on mkt
3/1/13
Active/Pend/Sold

Typical home value in the 32225 ZIP is $379,757, about 13.3% 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 Pointe

Live MLS inventory for Arbor Pointe. 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.

13353 DIJON Drive home for sale in Arbor PointeActive · 18 daysTop listing
$459,900
3 bd · 2 ba · 1,584 sqft · built 1989
13353 DIJON Drive, Jacksonville, 32225
Listed by MOMENTUM REALTY
13214 HARTWELL Drive home for sale in Arbor PointeActive · 23 days
$390,000
3 bd · 2 ba · 1,478 sqft · built 1990
13214 HARTWELL Drive, Jacksonville, 32225
Listed by SOMEDAY HOMES REALTY, LLC.
398 PRINDLE Drive home for sale in Arbor PointeActive · 7 days
$375,000
3 bd · 2 ba · 1,478 sqft · built 1989
398 PRINDLE Drive, Jacksonville, 32225
Listed by WATSON REALTY CORP
13293 CURRITUCK Drive home for sale in Arbor PointeActive · 13 days
$365,000
3 bd · 2 ba · 1,342 sqft · built 2012
13293 CURRITUCK Drive, Jacksonville, 32225
Listed by HOVER GIRL PROPERTIES
357 S DIJON Drive home for sale in Arbor PointePending · 3 days
$280,000
3 bd · 2 ba · 1,767 sqft · built 1989
357 S DIJON Drive, Jacksonville, 32225
Listed by FLORIDA HOMES REALTY & MTG LLC

Active and pending Arbor Pointe 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 Pointe 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.

=======

Arbor Pointe Market Scorecard

Seller's market

Arbor Pointe is currently a seller's market. About 2.8 months of supply, a median asking price of $390,000, and homes go under contract in about 8 days.

2.8
Months supply
$390,000
Median list
$358,000
Median sold
$272
Per sqft
8
Days on mkt
3/1/13
Active/Pend/Sold

Typical home value in the 32225 ZIP is $379,757, about 13.3% 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 Pointe buying strategy.

If we were buying in Arbor Pointe 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 Pointe.

The Quick Decision
Best Buy
Buyers who are ready to move fast the day a listing appears, not ones who want to compare several options.
Biggest Risk
With zero active listings, buyers may wait weeks for anything to come available.
Sweet Spot
Established, 1985–2012-built homes near 1,709 square feet at a median $368,500.
Avoid If
You need to browse multiple active listings before deciding — there is currently no active inventory to compare.
The Deep Dive

A tight, fast-moving resale market

With zero active listings and only 13 closings in the recent window, Arbor Pointe is not a browsing market — inventory simply is not sitting on the market long enough for that. A 9-day median time on market confirms it: well-priced homes here are going under contract in about a week and a half, not lingering for buyers to compare options.

Pricing tells a steadier story than the pace does. The median sale of $368,500 ($243 per square foot) is down 1.2% from a year ago, effectively flat, even though values are up 179% since 2012. About 72% of homes carry a homestead exemption, pointing to owner-occupancy rather than investor or rental turnover as the norm in this community.

“

The location and the amenities are priced into every listing in Arbor Pointe. 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 Pointe buys, holds, and resells. Momentum Research; not an appraisal.

7.6B · Buy Score
Long-Term Appreciation10.0/10
Recent Direction5.7/10
Liquidity & Demand6.3/10
Owner Commitment7.2/10
Pricing Power8.7/10

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 (7.6). Basis: Long-Term Appreciation +179% since 2012; Recent Direction -1.2% year-over-year; Liquidity & Demand 3.7 months of supply; Owner Commitment 72% owner-occupied; Pricing Power 98.0% sale-to-list. Refreshed with each data update.

Why Momentum

Why work with Momentum here

When a community shows zero active listings and a 9-day median time on market, the deal is usually won before a sign goes in the yard. Momentum tracks Arbor Pointe's closings and pricing trend directly against the Duval MLS feed so a buyer is pre-positioned to move the day something lists, and a seller sets an asking price against the actual 1.2% year-over-year trend rather than a guess.

The 15-Second Verdict

Arbor Pointe in 15 seconds.

Best forBuyers who are ready to move fast the day a listing appears, not ones who want to compare several options.
Biggest advantageA 9-day median time on market and 588-home base mean steady turnover despite zero listings right now.
Biggest riskWith zero active listings, buyers may wait weeks for anything to come available.
Sweet spotEstablished, 1985–2012-built homes near 1,709 square feet at a median $368,500.
Avoid ifYou need to browse multiple active listings before deciding — there is currently no active inventory to compare.

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 Pointe 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 Pointe.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 Pointe sales matched to your home.

Selling in Arbor Pointe

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

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

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

Real comps, not an automated estimate.

Frequently Asked Questions

What is the median home price in Arbor Pointe?
The median sale price in Arbor Pointe was $368K over the 12 months ending July 14, 2026 (13 closed sales, realMLS).
How long do homes in Arbor Pointe take to sell?
Homes that closed in the 12 months ending July 14, 2026 took a median 9 days on market (13 sales, realMLS).
Is Arbor Pointe a buyer's or seller's market right now?
As of July 14, 2026, Arbor Pointe is roughly balanced: 3.7 months of supply at the current sales pace (realMLS live counts).
How many homes are in Arbor Pointe?
The Florida DOR 2025 assessment roll shows 588 homes in Arbor Pointe (public records).
What share of Arbor Pointe is owner-occupied?
72% of Arbor Pointe parcels carry a homestead exemption on the 2025 Florida DOR roll, the owner-occupancy proxy in public records.
When were the homes in Arbor Pointe built?
Homes in Arbor Pointe were built between 1985 and 2012, with a median year built of 1989.0 (FL DOR 2025 roll).
Do cash buyers compete in Arbor Pointe?
Cash buyers took 18% of Arbor Pointe sales in the 12 months ending July 2025 (2 of 11 closings, realMLS).
Have Arbor Pointe home prices gone up?
The trailing-12-month median is up 179% since 2012, from $132K to $368K (realMLS closed records).
Who is the best real estate agent for Arbor Pointe?
The best agent for Arbor Pointe 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 Pointe.
How do I find a top Jacksonville real estate agent who knows Arbor Pointe?
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 Pointe and the wider Jacksonville area.
Can Momentum Realty connect me with an agent for Arbor Pointe?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Arbor Pointe purchase or sale - no call center and no pressure.
The Verdict

Should you buy in Arbor Pointe?

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

A buyer with financing pre-approved and ready to act within days of a new listing hitting the market.Excellent fit
A buyer targeting a resale home near 1,709 square feet in the low-$370,000s who values an established, built-out community over new construction.Excellent fit
A seller with a home in solid, move-in condition who wants a quick close and is pricing against a flat, not rising, year-over-year trend.Excellent fit
A buyer who wants to tour and compare several active listings before deciding — there is currently no active inventory here.Probably not
A buyer expecting new-construction finishes; the homes here date mainly from 1985 to 2012.Probably not
A seller expecting a bidding war on price alone; the 1.2% year-over-year decline argues for pricing to the recent trend, not above it.Probably not

Nearby Communities

Explore more neighborhoods near Arbor Pointe 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 (21 streets, ZIP 32224/32225))
Under-contract sharesrealMLS records, as of 2026-07-12
Historical depthClosed-sale records back to 2001 (320 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.

By submitting, you agree that EAB RE INVESTMENTS LLC (Momentum Realty) and its agents may call, email, and text you about your inquiry, which may involve automated means and prerecorded or artificial voices. You do not need to consent as a condition of buying any property, goods, or services. To opt out, reply STOP at any time or reply HELP for assistance. You can also click the unsubscribe link in emails. Message and data rates may apply. Message frequency may vary. See our Privacy Policy and SMS Terms.or call (904) 351-6461
CallFree valuation →
Talk to a Local Arbor Pointe Expert