Arrow Lakes
Homes for Sale in Jacksonville, FL
All 4,477 homes for sale in Jacksonville, FL · median $299,999 · 93 homes for sale in 32257 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of UNITED REAL ESTATE GALLERY · via realMLS
As of October 2026, Arrow Lakes in Jacksonville, FL has 1 home for sale. Over the 12 months ending 2026-10-20, 6 recorded sales closed at a median of $287,500, $189 per square foot, a median 46 days on market, sellers accepting 95% of original asking (-6% versus the prior year). Homes listed or recently sold were built 1982–1983; none of the 7 geocoded homes sit in a FEMA special flood hazard zone (median elevation 28 ft). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,140 ($4,400 with the full homestead exemption).
Last 30 days in Arrow Lakes: 1 closed sale (median $365,000). As of October 20, 2026, 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.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Arrow Lakes right now
🟡 Balanced market. 2.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of October 20, 2026. Confidence: Medium (1 active and pending listings, 6 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($288K) is down 6.0% from the prior 12 months ($306K) and up 167% 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 October 20. Confidence: Low (6 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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 October 20, 2026): the median sale price is about $288K ($189 per sq ft over the trailing 12 months of closed sales), a median 46 days on market for closed sales, and 2.0 months of supply, a balanced market. The trailing-12-month median is down 6% from the prior 12 months and up 167% since 2012, computed from record-level realMLS closed sales (6 closings in the current window).
In ZIP 32257 (Jacksonville), 795 homes closed in the last 12 months at a median of $359K ($201/sq ft), down 0.4% year over year, with a median 38 days on market. Right now 136 active and 70 pending listings put supply at about 10.3 months — a balanced market. See the live ZIP 32257 housing market and the Duval County market.
County records show 4 qualified sales in Arrow Lakes across 2024–2025 (2 in 2024, 2 in 2025), median $306,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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
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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 October 20 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 -6.0% one-year change.
Windows contain 2 to 13 sales each (6 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.
37% 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 (2026-10-20).
Arrow Lakes Market Scorecard
Arrow Lakes is currently a balanced market. About 2.0 months of supply, a median asking price of $268,500, and homes go under contract in about 112 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 2026-10-20, 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 contributors.
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.
Shop the zone: Homes zoned for Crown Point Elementary School · Homes zoned for Mandarin Middle School · Homes zoned for Atlantic Coast High School
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 (7.2). Basis: Long-Term Appreciation +167% since 2012; Recent Direction -6.0% year-over-year; Liquidity & Demand 2.0 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.
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.
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Recently off market in Arrow Lakes
Homes in Arrow Lakes that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 6 on record.
- 10360 Arrowhead Drive · off market
- 10388 Arrow Bluff Court · off market
- 10388 Arrow Lakes Drive · off market
- 10397 Arrow Lakes Court · off market
- 10532 Arrowhead Court · off market
- 3748 Arrow Forest Drive · off market
| Location | Jacksonville, Duval County, FL · ZIP 32257 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Sale prices, last 12 months | $287,500 median across 6 closed sales · $189 per sq ft · -6.0% vs the prior 12 months |
| Days on market (closed sales) | 46 median |
| For sale right now | 1 active, 0 pending · median asking $268,500 · 2.0 months of supply |
| Zoned public schools | Mandarin High School (Duval County Public Schools, verify by address) (A, FLDOE 2025-26); Mandarin Middle School (Duval County Public Schools, verify by address) (A, FLDOE 2025-26); Mandarin Oaks Elementary School (Duval County Public Schools, verify by address) (A, FLDOE 2025-26) |
Data as of October 20, 2026. Data provided by realMLS. Market figures describe homes, not residents. Cite as: Momentum Realty, “Arrow Lakes key facts,” movewithmomentum.com/neighborhoods/arrow-lakes-jacksonville, data as of October 20, 2026.
Housing distress & ownership in Arrow Lakes, 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.
Every Home for Sale in Arrow Lakes Jacksonville Right Now (1)
All 1 active and pending Arrow Lakes Jacksonville listings with a detail page, newest first, refreshed twice a day from the MLS.
- 10379 Arrow Lakes Court · $268,500 · 2 bd / 1 ba · listed Jul 22, 2026 · listed by United Real Estate Gallery
Recently sold in Arrow Lakes Jacksonville
- 10397 Arrow Lakes Court · sold $365,000
- 10388 Arrow Lakes Drive · sold $197,500
- 3748 Arrow Forest Drive · sold $290,000
- 10360 Arrowhead Drive · sold $285,000
- 10532 Arrowhead Court · sold $325,000
- 10388 Arrow Bluff Court · sold $245,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Jacksonville guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Duval County)
- Homestead exemption (Duval County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Arrowhead Drive (15 homes on record)
- Arrowhead Drive (8 homes on record)
- Queens Harbor Boulevard (1 homes on record)
What it really costs to own in Arrow Lakes
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $4,067/yr across 5 listings here (MLS tax records, 2026-10-20). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Duval County is $1,315/yr (2,001 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1983 across 6 listings. An original roof here would be about 43 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Arrow Lakes
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Arrow Lakes
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Arrow Lakes will answer, and the answer is published on this page for the next buyer.
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?
Where is Arrow Lakes, and what county is it in?
How far is Arrow Lakes from downtown Jacksonville and the beach?
Is Arrow Lakes a good place to live?
Should you buy in Arrow Lakes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 20, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32217/32257)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (138 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?
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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 local comps.
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See how Arrow Lakes fits the bigger picture — live prices, inventory, and Momentum Scores:
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