Avalon Woods
Homes for Sale in Newberry, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Avalon Woods in Newberry, FL has 18 homes for sale and 11 pending, asking from $259,990 to $419,000 (median $326,570). Over the 12 months ending 2026-08-02, 93 recorded sales closed at a median of $320,890, $172 per square foot, a median 70 days on market, sellers accepting 96% of original asking (-0% versus the prior year). Homes listed or recently sold were built 2023 - 2026 with 38 new construction; 41 of 41 report an HOA (median $33/mo); none of the 23 geocoded homes sit in a FEMA special flood hazard zone (median elevation 79 ft). At the median price and Alachua County's FY2025-26 rate of 16.56 mills, annual property tax runs about $5,310 ($4,660 with the full homestead exemption).
Avalon Woods is a recent-build community, with homes dated 2021 through 2024 and a median build year of 2023 - so almost everything on the ground is under five years old. That compresses the usual condition-driven price spread you see in older neighborhoods; here, differentiation comes down to lot, floor plan, and finish level rather than deferred maintenance or major system age.
With only 21 active listings against 470 total homes and 2.5 months of supply, this reads as a seller-leaning market. That is a thin bench for buyers who want to compare several floor plans side by side, and it means well-priced, well-presented listings are not likely to sit.
Avalon Woods right now
🔴 Seller-leaning market. 2.9 months of supply and 25% 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 Stellar MLS records, as of August 2, 2026. Confidence: Very High (32 active and pending listings, 93 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($321K) is up 0.0% from the prior 12 months ($321K).Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Very High (93 and 115 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Avalon Woods market snapshot (as of August 2, 2026): the median sale price is about $321K ($172 per sq ft over the trailing 12 months of closed sales), a median 70 days on market for closed sales, and 2.9 months of supply, a seller-leaning market. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level Stellar MLS closed sales (93 closings in the current window).
Avalon Woods is a community of 470 homes in NEWBERRY, Alachua County, built between 2021 and 2024 (median 2023), with a median living area of about 2,024 square feet. 50% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Newberry's Avalon Woods is a newer-construction pocket of Alachua County built out almost entirely between 2021 and 2024, with a median home size just over 2,000 square feet and just over half of homes currently claiming homestead status.
Who Avalon Woods is best for.
Best for
- Buyers prioritizing newer construction and modern systems over an amenity package
- Buyers comfortable moving decisively in a seller-leaning market with limited active inventory
- Buyers targeting a home near the community's roughly 2,000-square-foot median size
Probably not for
- Buyers who want a confirmed clubhouse, pool, or recreational amenity as part of the purchase
- Buyers who need a wide selection of floor plans to compare before deciding
- Buyers hoping to negotiate hard on price in a market currently running at 2.5 months of supply
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($321K) IS the median in the snapshot above, and the move from 2025 ($321K) IS the -0.0% one-year change.
Windows contain 22 to 115 sales each (93 in the current window); every figure carries its sample size. Based on Stellar MLS data distributed by MLS GRID for the period 2022 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Alachua 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 · Alachua 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.
Avalon Woods Market Scorecard
Avalon Woods is currently a strong seller's market. About 2.2 months of supply, a median asking price of $326,570, and homes go under contract in about 34 days.
Typical home value in the 32669 ZIP is $353,875, about 30.7% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
How far is everything?
Everyday stops around Avalon Woods are close: the nearest groceries is about 3 minutes away.
- Publix · Groceries3 min
- ZENSHI Handcrafted Sushi · Dining3 min
- Freddie Warmack Park · Parks4 min
- Ellianos Coffee · Coffee4 min
- North Florida Emergency · Health10 min
- Tioga Town Center · Shopping11 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Alachua County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Newberry Elementary SchoolFLDOE grade C · K-5
- Oak View Middle SchoolFLDOE grade A · 6-8
- Newberry High SchoolFLDOE grade B · 9-12
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 Alachua County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Avalon Woods address.
Recent Developments in Avalon Woods
Development, infrastructure, retail, and school activity affecting Avalon Woods, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated July 2026.
- April 2026Development
Gainesville board approves 248-unit apartment project in northwest Gainesville
The Gainesville Development Review Board approved a 248-unit multifamily project in northwest Gainesville, planned as four four-story buildings with a clubhouse and amenities, with construction expected to run about 22 months.
What it may mean for the marketA new apartment community of this size adds rental housing to northwest Gainesville, a factor that can influence demand and pricing for nearby communities. The site is about 5 miles northeast of Avalon Woods.
Source: WCJB - April 2026Development
Newberry Ridge development of up to 1,250 homes advances east of Champions Park
Newberry Ridge, a roughly 225 acre project planned for up to 1,250 homes east of Champions Park in Newberry, cleared a land use amendment step and moved toward further Planning and Zoning, City Commission, and state review.
What it may mean for the marketA large planned community of this scale adds significant future housing on the west side of Alachua County, a factor that can influence demand and pricing for nearby communities. The project is about 8 miles west of Avalon Woods, elsewhere in Alachua County.
Source: Mainstreet Daily News - April 2026Development
Sandia West development of about 500 homes advances near Champions Park in Newberry
Sandia West, a roughly 160 acre residential development planned for about 500 homes near Champions Park on the northeast side of Newberry, won Planning and Zoning Board approval and moved toward City Commission and state review.
What it may mean for the marketA large new residential development in Newberry adds future housing supply on the west side of Alachua County, the kind of growth that can shape demand for nearby communities. The project is about 9 miles west of Avalon Woods, elsewhere in Alachua County.
Source: Mainstreet Daily News - December 2025Retail & Dining
Amrit Palace Indian restaurant to open on Southwest 34th Street in Gainesville
Amrit Palace, an Indian restaurant expanding from Ocala, is planned to open at 3105 Southwest 34th Street in Gainesville, adding a dining option along the 34th Street corridor near Archer Road.
What it may mean for the marketA new restaurant on the 34th Street corridor adds to the dining and retail mix that shapes daily convenience for nearby Gainesville communities. The site is about 4 miles east of Avalon Woods.
Source: 352today - May 2025Development
Archer Place luxury condo and retail project breaks ground at Archer Road and 34th Street in Gainesville
Archer Place, a mixed-use development at the corner of Archer Road and Southwest 34th Street near Butler Plaza in Gainesville, broke ground with plans for 92 residential units including penthouses and workforce apartments, ground-floor retail, and a roughly 6,000 square foot restaurant, with completion targeted for late 2026.
What it may mean for the marketA new mixed-use condo and retail project on the Archer Road corridor adds housing and commercial space near Butler Plaza, the kind of activity that can shape demand for nearby Gainesville communities. The site is about 3 miles east of Avalon Woods.
Source: Mainstreet Daily News
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 Avalon Woods buying strategy.
If we were buying in Avalon Woods 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 Avalon Woods.
A newly built pocket with a tight resale bench
The construction timeline here is unusually narrow - nearly every home dates to 2021 or later, with a median build year of 2023. That means buyers are largely shopping current codes and modern systems rather than negotiating around age-related unknowns, which is a different conversation than in most established Newberry-area neighborhoods.
The homestead share sits just over half, which points to a meaningful share of owner-occupied households alongside non-homestead ownership - worth factoring into how you read resale patterns and rental activity nearby. No community amenities are currently identified from active MLS listings, so if a pool, clubhouse, or recreational feature matters to your decision, confirm it directly with the HOA rather than assuming it exists.
The location and the amenities are priced into every listing in Avalon Woods. 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 Avalon Woods 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 4 factors (6.4). Basis: Recent Direction -0.0% year-over-year; Liquidity & Demand 2.9 months of supply; Owner Commitment 50% owner-occupied; Pricing Power 96.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin - 21 active listings across 470 homes - timing and positioning matter more than usual. We track what actually closes in Avalon Woods, not just what's listed, so sellers price to the real pace of the market and buyers know which floor plans and lots are worth moving fast on versus waiting out.
Avalon Woods in 15 seconds.
HOA, CDD & Fees
- HOA reported ~$100/quarter
- 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 Avalon Woods 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 Avalon Woods sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Avalon Woods, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Avalon Woods home worth?
Get a no-obligation home value based on real comparable sales in Avalon Woods, 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 all homes for sale in Newberry →
Or get your Avalon Woods home value & selling guide →
Recently off market in AVALON WOODS
Homes in AVALON WOODS 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. 30 on record.
- 1093 NW 243Rd Terrace · off market
- 2151 NW 248Th Way · off market
- 24212 NW 13Th Boulevard · off market
- 24226 NW 13Th Boulevard · off market
- 24232 NW 10Th Road · off market
- 24234 NW 13Th Boulevard · off market
- 24238 NW 10Th Road · off market
- 24241 NW 10Th Road · off market
Frequently Asked Questions
What is the median home price in Avalon Woods?
How long do homes in Avalon Woods take to sell?
Is Avalon Woods a buyer's or seller's market right now?
How many homes are in Avalon Woods?
What share of Avalon Woods is owner-occupied?
When were the homes in Avalon Woods built?
Do cash buyers compete in Avalon Woods?
What schools serve Avalon Woods?
Who is the best real estate agent for Avalon Woods?
How do I find a top NEWBERRY real estate agent who knows Avalon Woods?
Can Momentum Realty connect me with an agent for Avalon Woods?
Should you buy in Avalon Woods?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2022 (368 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 Stellar MLS 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 Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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More Newberry & Gainesville & Alachua County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Gainesville & Alachua County or the full Neighborhood Finder.
See how AVALON WOODS fits the bigger picture — live prices, inventory, and Momentum Scores: