Arrow Lakes
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of UNITED REAL ESTATE GALLERY · via realMLS
Arrow Lakes prices on livable space and consistency, not upgrades. At a median of $285,000 and $154.3 per square foot, this Duval County community is built around established, similarly-sized housing — median living space runs 1,561.5 square feet, with homes built between 1978 and 1986 and a median year built of 1983. That consistency in size and construction era does more to set price here than any single renovation would.
The math right now favors buyers. Supply sits at 8.0 months against just 2 active listings out of 146 homes in the community, and the typical listing has taken 155 days to sell. Prices are down 6.9% year over year, even though they remain up 166% since 2012 — a market that has cooled sharply after a long run-up, with a market heat score of 16 confirming the slower pace. Sellers here should price to today's data, not to the memory of the gains since 2012.
Arrow Lakes right now
🟡 Balanced market. 3.0 months of supply and 50% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of August 19, 2026. Confidence: Medium (2 active and pending listings, 4 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($288K) is down 5.9% from the prior 12 months ($306K) and up 169% since 2012. With about 6 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 19. Confidence: Low (4 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 19, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Arrow Lakes market snapshot (as of August 19, 2026): the median sale price is about $288K ($187 per sq ft over the trailing 12 months of closed sales), a median 96 days on market for closed sales, and 3.0 months of supply, a balanced market. The trailing-12-month median is down 6% from the prior 12 months and up 169% since 2012, computed from record-level realMLS closed sales (4 closings in the current window).
Arrow Lakes is a community of 103 homes in Jacksonville, Duval County, built between 1978 and 1986 (median 1983), with a median living area of about 1,532 square feet. 71% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Arrow Lakes is a Jacksonville, Duval County community of 146 homes, with a market that currently favors buyers on both price and negotiating room.
The setting & the homes.
Aerial and on-site photos of Arrow Lakes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Arrow Lakes
Arrow Lakes
Arrow Lakes
Arrow Lakes
Arrow Lakes
Arrow LakesPhotos from realMLS listings in Arrow Lakes; content deemed reliable but not guaranteed.
Who Arrow Lakes is best for.
Best for
- Buyers targeting a purchase price near the $285,000 median who want established construction rather than new build.
- Buyers comfortable with a longer search-and-close timeline, given a 155-day median time on market.
- Buyers who prioritize price-per-square-foot value over community amenities, since none are currently listed.
Probably not for
- Buyers who want a wide selection to compare, given only 2 active listings across 146 homes.
- Buyers set on newer construction outside the 1978-to-1986 built range.
- Sellers expecting the 166% since-2012 gains to continue without adjusting for the current 6.9% year-over-year pullback.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 19 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($288K) IS the median in the snapshot above, and the move from 2025 ($306K) IS the -5.9% one-year change.
Windows contain 1 to 13 sales each (4 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.
33% of homes for sale in ZIP 32257 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-18).
Arrow Lakes Market Scorecard
Arrow Lakes is currently a balanced market. About 3.0 months of supply, a median asking price of $268,500, and homes go under contract in about 50 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Arrow Lakes
Live MLS inventory for Arrow Lakes. 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 Arrow Lakes listings as of 2026-08-19, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Arrow Lakes 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
- Mandarin High School (Duval County Public Schools, verify by address)FLDOE grade A · High
- Mandarin Middle School (Duval County Public Schools, verify by address)FLDOE grade A · Middle
- Mandarin Oaks Elementary School (Duval County Public Schools, verify by address)FLDOE grade A · Elementary
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Arrow Lakes address.
The Arrow Lakes buying strategy.
If we were buying in Arrow Lakes 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 Arrow Lakes.
What's actually driving value in Arrow Lakes
With a homestead share of about 74%, most homes in Arrow Lakes appear to be held long-term rather than traded frequently — which helps explain why active inventory is thin, at just 2 listings against a base of 146 homes. Homes here were built between 1978 and 1986, with a median year built of 1983 and median living space of 1,561.5 square feet, so buyers are shopping a fairly consistent size and construction era rather than a mix of new construction and older stock.
At a median price of $285,000 and $154.3 per square foot, Arrow Lakes remains an accessible entry point on a price-per-square-foot basis within Duval County. The current buyer-leaning market band, 8.0 months of supply, and a median 155 days on market mean listings need to be priced correctly from day one — this is not a market where an overpriced listing gets rescued by competing offers. No shared community amenities are noted in current MLS listings, so value here is tied to the home and lot rather than any amenity package.
The location and the amenities are priced into every listing in Arrow Lakes. 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 Arrow Lakes 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 (7.0). Basis: Long-Term Appreciation +169% since 2012; Recent Direction -5.9% year-over-year; Liquidity & Demand 3.0 months of supply; Owner Commitment 71% owner-occupied; Pricing Power 95.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only 2 active listings across 146 homes, Arrow Lakes doesn't generate enough transaction volume for a generic market read to be useful — pricing a listing or an offer correctly here depends on knowing this specific pocket of Duval County, not a citywide average. Momentum tracks the local numbers, from the 155-day median time on market to the 6.9% year-over-year shift, so sellers price to current conditions and buyers negotiate from an accurate read of where the market actually sits.
Arrow Lakes 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 Arrow Lakes 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 Arrow Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arrow Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Arrow Lakes home worth?
Get a no-obligation home value based on real comparable sales in Arrow Lakes, 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 Arrow Lakes on the map →
Frequently Asked Questions
What is the median home price in Arrow Lakes?
How long do homes in Arrow Lakes take to sell?
Is Arrow Lakes a buyer's or seller's market right now?
How many homes are in Arrow Lakes?
What share of Arrow Lakes is owner-occupied?
When were the homes in Arrow Lakes built?
Have Arrow Lakes home prices gone up?
What schools serve Arrow Lakes?
Who is the best real estate agent for Arrow Lakes?
How do I find a top Jacksonville real estate agent who knows Arrow Lakes?
Can Momentum Realty connect me with an agent for Arrow Lakes?
Should you buy in Arrow Lakes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Arrow Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 19, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 19, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32257)) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (136 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.
See how Arrow Lakes fits the bigger picture — live prices, inventory, and Momentum Scores: