Arrowoods
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price in Arrowoods is condition-driven, not size-driven. With a median around $417,500 on roughly 1,255 square feet, you're paying about $217 a foot for compact homes built mostly between 1980 and 2010. The spread within that median comes down to updates and finish level rather than square footage, so the delta between a renovated home and a tired one is where the real negotiation lives.
The market posture is fast. A median of 8 days on market and a heat score of 68 tell you buyers are moving quickly and well-prepared sellers are getting answered offers. YoY is up 21 percent, so buyers should expect competition and limited room to dawdle, while sellers who price to condition are in a strong position. Come with financing lined up and a clear ceiling.
Arrowoods right now
🔴 Seller-leaning market. 2.0 months of supply and 0% 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 July 14, 2026. Confidence: Medium (1 active and pending listings, 6 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($418K) is up 21.0% from the prior 12 months ($345K) and up 472% since 2012. With about 8 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: Low (6 and 5 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
Arrowoods market snapshot (as of July 14, 2026): the median sale price is about $418K ($217 per sq ft over the trailing 12 months of closed sales), a median 8 days on market for closed sales, and 2.0 months of supply, a seller-leaning market. The trailing-12-month median is up 21% from the prior 12 months and up 472% since 2012, computed from record-level realMLS closed sales (6 closings in the current window).
Arrowoods is a community of 313 homes in Jacksonville, Duval County, built between 1980 and 2010 (median 2006.0), with a median living area of about 1,255 square feet. 63% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Arrowoods is a small, tightly-held pocket of about 313 homes in Duval County, most built through the 1980s to 2010, trading as efficient, right-sized properties rather than sprawling ones.
The setting & the homes.
Aerial and on-site photos of Arrowoods. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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ArrowoodsPhotos from realMLS listings in Arrowoods; content deemed reliable but not guaranteed.
Who Arrowoods is best for.
Best for
- Buyers targeting a compact, move-in-ready home around the mid-$400s who can act fast
- Owner-occupants planning to stay put and hold, matching the long-term ownership pattern here
- Renovation-minded buyers willing to price a dated home to its condition and add value through updates
Probably not for
- Buyers who need substantially more than ~1,255 square feet of living space
- Anyone wanting a slow, wide selection to browse over many weeks
- Investors expecting deep inventory or high turnover to work
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 14 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($418K) IS the median in the snapshot above, and the move from 2025 ($345K) IS the +21.0% one-year change.
Windows contain 3 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.
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.
32% 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 (2026-07-18).
Arrowoods Market Scorecard
Arrowoods is currently a seller-leaning market. About 2.0 months of supply, a median asking price of $399,900, and homes go under contract in about 18 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 Arrowoods
Live MLS inventory for Arrowoods. 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 Arrowoods listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Arrowoods 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.
The Arrowoods buying strategy.
If we were buying in Arrowoods 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 Arrowoods.
Compact homes, condition-led pricing
The housing stock here centers on a median build year of 2006 and a median footprint near 1,255 square feet. That's a consistent, manageable product, and it means comparables are relatively clean to read. Where homes diverge in value is updates: kitchens, baths, roofs, and systems carry the price difference far more than added floor area.
About 63 percent of homes carry a homestead exemption, which points to a community held largely by long-term owners rather than churned by investors. Paired with the small home count and the 8-day median on market, that translates to thin, fast-moving inventory. When something list-ready comes up, it doesn't sit.
The location and the amenities are priced into every listing in Arrowoods. 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 Arrowoods 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 (8.5). Basis: Long-Term Appreciation +472% since 2012; Recent Direction +21.0% year-over-year; Liquidity & Demand 2.0 months of supply; Owner Commitment 63% owner-occupied; Pricing Power 97.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a small community with fast turnover, the edge is reading condition against price before the crowd does. We know how to value an updated home against a dated one on the same street, and how to get a clean, credible offer in front of a seller inside the window that matters here.
Arrowoods 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 Arrowoods 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 Arrowoods sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arrowoods, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Arrowoods home worth?
Get a no-obligation home value based on real comparable sales in Arrowoods, 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 Arrowoods on the map →
Frequently Asked Questions
What is the median home price in Arrowoods?
How long do homes in Arrowoods take to sell?
Is Arrowoods a buyer's or seller's market right now?
How many homes are in Arrowoods?
What share of Arrowoods is owner-occupied?
When were the homes in Arrowoods built?
Do cash buyers compete in Arrowoods?
Have Arrowoods home prices gone up?
Who is the best real estate agent for Arrowoods?
How do I find a top Jacksonville real estate agent who knows Arrowoods?
Can Momentum Realty connect me with an agent for Arrowoods?
Should you buy in Arrowoods?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Arrowoods with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending July 14, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32223/32257/32258)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2001 (164 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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