Caraway in Newberry

Caraway

Established 1988 · Newberry · Alachua County

A small single-family planned development in the Newberry area, with quarter-acre lots and convenient access to Newberry Road and I-75.

Newberry, Alachua CountySingle-family, quarter-acre lotsNear Newberry Road
Live Market Pulse
50/100
Momentum
Buyer-Leaning Market (limited data)
Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.
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Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseStellar MLS
n/a
Median Price
0mo
Supply
n/a
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
n/a
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Caraway is a small planned single-family development in the Newberry area of Alachua County, reported to consist of around three dozen homes on roughly quarter-acre lots with a homeowners association. The read is a compact, deed-restricted neighborhood with consistent product and a manageable HOA, where value turns on the specific home, lot, and condition rather than a large amenity package. The buy is property-specific. Confirm the HOA dues, scope, and reserves, the lot and setting, the home's age and condition, and comp against the closest sale in or near Caraway rather than a city average."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Caraway is a planned single-family development in the Newberry area of Alachua County (ZIP 32669), reported to consist of roughly 39 homes on about quarter-acre lots with a homeowners association (community management profile). Treat the home count and figures as reported and confirm with the listing.

The community is described as close to shopping with convenient access to Newberry Road and I-75, placing it in the growing Newberry and Jonesville corridor west of Gainesville. Confirm the exact location and drive times for the specific home.

Because it is a small, consistent development with an HOA, value is driven by the home, the lot, and condition rather than wide product variation. Confirm the HOA dues, scope, and reserves for the specific home.

Read each home on its own terms. Confirm the HOA, the lot and setting, the home's age and condition, and comp against the closest sale near Caraway before you offer.

Best for

  • Buyers who want a small, deed-restricted single-family neighborhood near Newberry
  • Buyers who want consistent product on a manageable lot with an HOA
  • Buyers who value convenient access to Newberry Road and I-75

Probably not for

  • Buyers who want a large amenity community with a clubhouse and pool
  • Buyers who want acreage or a no-HOA setting
  • Buyers who want to be in the Gainesville core rather than Newberry

How Caraway is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
72Median days on marketdays
1 : 0Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 18, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Caraway listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Caraway buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Caraway

Live MLS inventory for Caraway. 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 Caraway listings as of 2026-06-18, priced high to low. Listings courtesy of Stellar MLS as distributed by MLS GRID.. Tap any home to ask about it.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Newberry Road shopping~5 to 10 min · approximate
Jonesville and Tioga shopping~5 to 10 min · approximate
I-75 access~15 to 20 min · approximate
University of Florida~20 to 25 min · approximate
Downtown Newberry~10 to 15 min · approximate
NW Gainesville shopping~15 to 20 min · approximate

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Caraway with Momentum Realty’s local guides.

AWAvalon WoodsNewberry, FL · 0.1 miCTCountryway Town SquareNewberry, FL · 0.4 miVCVillas at Country WayNewberry, FL · 0.6 miGRThe GroveNewberry, FL · 0.6 miCWCountry WayNewberry, FL · 0.6 miJCThe Jockey ClubNewberry, FL · 0.7 miFPFairway Pointe at West EndNewberry, FL · 0.8 miAPArrowhead PointNewberry, FL · 1.1 miTHTaminega HeightsNewberry, FL · 1.2 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Caraway (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take
  • Alachua County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Confirm current ratings before relying on them
  • Private and parochial options nearby

Caraway is served by Alachua County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Caraway address.

The takeaway

What actually shapes value at Caraway, sourced and dated. We do not publish rumor.

Recent Developments in Caraway

Our read on what is being built around Caraway, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe structural story is a small, deed-restricted single-family development near Newberry with a manageable HOA and convenient access to Newberry Road and I-75. The watch items are the HOA dues and scope, the lot and setting, and the home's age and condition.

Small, consistent HOA neighborhood

NeutralConsistent product and a small footprint mean value turns on the specific home and lot; confirm the HOA dues, scope, and reserves and comp within or near Caraway. impact
SignificanceRadius: Community

Small, consistent HOA neighborhood

Newberry Road and I-75 access

BullishConvenient access to shopping and I-75 in the growing Newberry and Jonesville corridor supports demand; confirm exact drive times. impact
SignificanceRadius: Area

Newberry Road and I-75 access

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Caraway, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

  1. June 2026
    Community

    Planned single-family development, roughly 39 homes

    A community management profile describes Caraway as a planned development of roughly 39 residential homes on about quarter-acre lots in Newberry, close to shopping with access to Newberry Road and I-75. Treat figures as reported and confirm with the listing. Why it matters: A small, consistent HOA neighborhood means the home, the lot, and condition set value; comp near Caraway. Source

Development alerts for CarawayGet a short monthly email when something new is approved, funded, or opens near Caraway.

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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.

If we were buying in Caraway, this is the order of operations we would run, and the one we run for our clients.

1

Confirm the HOA dues, scope, and reserves, and read the recorded covenants and restrictions.

2

Read the lot and setting, since lot orientation and frontage vary across quarter-acre lots.

3

Check the home's age and condition, including roof, systems, and any updates.

4

Confirm water and sewer, whether the home is on city service or well and septic.

5

Comp against the closest sale near Caraway, not the Newberry or Gainesville city average.

Best Buy
A well-kept home on a good lot with a manageable HOA, priced to the property rather than a city average.
Biggest Risk
Underbudgeting the HOA or assuming uniform value across a small but varied set of lots.
Best Lot
Lot orientation, frontage, and setting separate these homes more than square footage.
Smart Timing
Confirm the HOA, the covenants, and condition before you write.
The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Caraway is a planned single-family development in the Newberry area of Alachua County (32669), reported to consist of roughly 39 homes on about quarter-acre lots with a homeowners association and recorded covenants, close to shopping with convenient access to Newberry Road and I-75. Value is property-specific, driven by the home, the lot, and condition, with a manageable HOA. It sits in the growing Newberry and Jonesville corridor with Gainesville and the University of Florida a further drive, and homes are zoned to Alachua County public schools by address; verify zoning with the district.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Entry: smaller or original-condition home

The more attainable end is a smaller home or one in original condition. Read the systems and the HOA carefully before assuming a value.

Lowest entry
Mid: updated single-family on a standard lot

The core is an updated single-family home on a standard quarter-acre lot. Condition and the lot separate these more than square footage.

Most inventory
High: larger or premium-lot home

The top end is a larger home or one on a premium lot. These trade on the lot, the finish, and condition.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Entry: smaller or original-condition home
The more attainable end is a smaller home or one in original condition. Read the systems and the HOA carefully before assuming a value.
Mid: updated single-family on a standard lot
The core is an updated single-family home on a standard quarter-acre lot. Condition and the lot separate these more than square footage.
High: larger or premium-lot home
The top end is a larger home or one on a premium lot. These trade on the lot, the finish, and condition.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

No CDD on the tax billStrong
Central Newberry locationStrong
Scarce, established homesitesStrong
Established, in-demand locationPositive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Caraway

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Caraway is a small, consistent Newberry-area neighborhood. The deal is won on the specific home, lot, and condition, with a manageable HOA confirmed, comped against the closest nearby sale.

Jon Brooks · Founder, Momentum Realty
7.4B · Buy Score
Resale Strength7.4/10
Renovation Risk5.0/10
Location Efficiency7.8/10
Long-Term Defensibility7.2/10
Carrying Cost Advantage7.4/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Why our read on Caraway is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

Which Lots & Views Hold Value Best

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take
  • Quarter-acre lots, with orientation and frontage that vary.
  • Condition matters as much as the lot here.
  • A manageable HOA shapes the real carrying cost.

In a small development like Caraway, the home, the lot, and condition set value, with the HOA shaping carrying cost. Quarter-acre lots vary in orientation and frontage. Compare a home against the closest sale near Caraway rather than a city average, and confirm the HOA and services before you commit.

Caraway in 15 seconds.

Best forBuyers who want a small, deed-restricted single-family neighborhood near Newberry with a manageable HOA and convenient access.
Strong onConsistent single-family product, quarter-acre lots, and convenient access to Newberry Road, Jonesville, and I-75.
WatchThe HOA dues and scope, the lot and setting, and the home's age and condition.
Not forBuyers who want a large amenity community, acreage, a no-HOA setting, or a Gainesville-core location.
The edgeA small, consistent footprint means a well-kept home on a good lot, comped right, is the find.

HOA, CDD & Fees

15-Second Take
  • Has an HOA with recorded covenants, confirm dues and scope.
  • Small, consistent single-family product on quarter-acre lots.
  • Lot and condition drive value here.
  • Confirm whether the home is on city service or well and septic.
  • Comp against the closest nearby sale, not a city average.

Caraway is reported to have a homeowners association with recorded covenants and restrictions; treat any figure as reported and confirm the HOA dues, scope, reserves, and the covenants before you offer.

A small-neighborhood HOA like this typically covers limited common items and enforcement of the covenants rather than full amenities; confirm exactly what it covers and what each owner maintains.

This is a small single-family development, not an amenity community; there is generally no clubhouse or pool. Confirm any shared facilities with the listing.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across our market for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Caraway, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Caraway, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Caraway home worth?

Get a no-obligation home value based on real comparable sales in Caraway matched to your condition, lot, and view, 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 Caraway on the map →
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Real comps, not a Zestimate.

Caraway Market Scorecard

Strong seller's market

Caraway is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,049,500, and homes go under contract in about 72 days.

1.8
Months supply
$1,049,500
Median list
$847,500
Median sold
$321
Per sqft
72
Days on mkt
6/7/39
Active/Pend/Sold

Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

What is Caraway?
A planned single-family development in the Newberry area of Alachua County, reported to consist of roughly 39 homes on about quarter-acre lots with a homeowners association.
Where is Caraway located?
In the Newberry area west of Gainesville (32669), described as close to shopping with convenient access to Newberry Road and I-75. Confirm the exact location with the listing.
What kinds of homes are in Caraway?
Single-family homes on roughly quarter-acre lots in a small, consistent development. Confirm the home's age and any builder history with the listing.
Does Caraway have an HOA?
Yes, it is reported to have a homeowners association with recorded covenants and restrictions. Confirm the dues, scope, and reserves for the specific home.
How big is Caraway?
It is reported to consist of roughly 39 homes, making it a small, compact neighborhood. Treat the figure as reported and confirm with the listing.
Do homes here use city water or well and septic?
It depends on the specific home and its location in the Newberry area. Confirm the water and sewer situation before you offer.
How far is Caraway from the University of Florida?
Roughly 20 to 25 minutes by car, with Newberry Road and Jonesville shopping much closer. Drive times are approximate.
What schools serve Caraway?
Homes are zoned to Alachua County public schools by address; assignments change, so verify the exact zoned schools with the district.
Is Caraway a good investment?
A small, consistent neighborhood with convenient access has appeal, but value is property-specific. Confirm the lot, condition, services, and the HOA, and comp against the closest nearby sale before deciding.
What amenities does Caraway have?
As a small single-family development, it generally has no clubhouse or pool; the HOA typically handles limited common items and the covenants. Confirm any shared facilities with the listing.
What should I check before buying in Caraway?
The HOA dues, scope, and reserves, the recorded covenants, the lot and setting, the home's age and condition, and the closest nearby comps.
Should I use the listing agent to buy in Caraway?
No. The listing agent works for the seller. In a small neighborhood where comps are scarce and the HOA matters, having your own representation is the highest-leverage decision you make.
You want a small, deed-restricted single-family neighborhood near NewberryExcellent fit
You want consistent product on a manageable lot with an HOAExcellent fit
You value convenient access to Newberry Road and I-75Excellent fit
You want a large amenity community with a clubhouse and poolProbably not
You want acreage or a no-HOA settingProbably not
You want to be in the Gainesville core rather than NewberryProbably not

Get the inside read on Caraway

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Caraway home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Caraway specialist will reach out personally, usually the same day.

Stellar MLS logoMLS GRID logo
Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing; deemed reliable but not guaranteed by MLS GRID.

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