Arbor Pointe
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
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 right now
🔴 Seller-leaning market. 2.6 months of supply and 40% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of August 5, 2026. Confidence: High (5 active and pending listings, 14 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($358K) is down 3.6% from the prior 12 months ($372K) and up 171% 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: Medium (14 and 12 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 Pointe market snapshot (as of August 5, 2026): the median sale price is about $358K ($239 per sq ft over the trailing 12 months of closed sales), a median 9 days on market for closed sales, and 2.6 months of supply, a seller-leaning market. The trailing-12-month median is down 4% from the prior 12 months and up 171% since 2012, computed from record-level realMLS closed sales (14 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.
The setting & the homes.
Aerial and on-site photos of Arbor Pointe. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Arbor PointePhotos from realMLS listings in Arbor Pointe; content deemed reliable but not guaranteed.
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.
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 ($358K) IS the median in the snapshot above, and the move from 2025 ($372K) IS the -3.6% one-year change.
Windows contain 7 to 23 sales each (14 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 Pointe Market Scorecard
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.
Typical home value in the 32225 ZIP is $381,922, about 13.0% 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 Pointe, Jacksonville
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research — parcels & ownership from FL DOR 2025 tax roll; distress from MLS listing status/remarks; price from realMLS closed sales. Deemed reliable, not guaranteed.
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.
Active · 42 daysTop listing
Active · 47 days
Active · 24 days
Pending · 8 days
Pending · 37 daysActive and pending Arbor Pointe listings as of 2026-08-05, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
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.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Neptune Beach · Elementary
- Landmark · Middle
- Sandalwood · High
Zoned schools reflect the assignments reported on recent Arbor Pointe 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 Pointe address.
Recent Developments in Arbor Pointe
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 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 18 miles west of Arbor Pointe, 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 11 miles west of Arbor Pointe, elsewhere in Duval County.
Source: News4Jax - June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The project is about 26 miles west of Arbor Pointe, elsewhere in Duval County.
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 site is about 6 miles northwest of Arbor Pointe.
Source: JAXPORT - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The project is about 26 miles west of Arbor Pointe, elsewhere in Duval County.
Source: Jax Daily Record - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 6 miles northwest of Arbor Pointe.
Source: News4Jax
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 Pointe buying strategy.
If we were buying in Arbor Pointe 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Pointe.
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.
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.
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 (7.8). Basis: Long-Term Appreciation +171% since 2012; Recent Direction -3.6% year-over-year; Liquidity & Demand 2.6 months of supply; Owner Commitment 72% owner-occupied; Pricing Power 99.0% sale-to-list. Refreshed with each data update.
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.
Arbor Pointe 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 Pointe 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 Pointe sales matched to your home.
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 →
Frequently Asked Questions
What is the median home price in Arbor Pointe?
How long do homes in Arbor Pointe take to sell?
Is Arbor Pointe a buyer's or seller's market right now?
How many homes are in Arbor Pointe?
What share of Arbor Pointe is owner-occupied?
When were the homes in Arbor Pointe built?
Do cash buyers compete in Arbor Pointe?
Have Arbor Pointe home prices gone up?
Who is the best real estate agent for Arbor Pointe?
How do I find a top Jacksonville real estate agent who knows Arbor Pointe?
Can Momentum Realty connect me with an agent for Arbor Pointe?
Should you buy in Arbor Pointe?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Arbor Pointe 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 (21 streets, ZIP 32224/32225)) |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2001 (321 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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