Robbinswood
Homes for Sale in Gainesville, FL
All 850 homes for sale in Gainesville, FL · median $295,000 · Alachua County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
As of November 2026, Robbinswood in Gainesville, FL has 1 home for sale. Robbinswood is a community in Gainesville, Alachua County, FL. Across Gainesville as a whole, 2,065 homes closed in the last 12 months at a median of $312,500, 48 median days on market, with 748 homes for sale today. At that median and Alachua County's FY2025-26 rate of 16.56 mills, annual property tax runs about $5,170 ($4,530 with the full homestead exemption).
Robbinswood is a thin-inventory pocket in Gainesville, and with a single active listing the market here is defined by whatever happens to be on the market, not by a broad pattern. Price is condition-driven: with so little to compare against, the state of the home itself - updates, systems, finish level - carries more weight than any neighborhood-wide trend.
The 12 months of supply reads clearly buyer-leaning on paper, but that number is built on one listing and should be treated with caution. For a buyer, it means there is little competition and room to negotiate on terms. For a seller, it means pricing and presentation matter enormously, because yours may be the only data point a buyer sees - and the clock can run long.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Robbinswood right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 23, 2026. Confidence: Low (1 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 12, 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
Robbinswood is a small, quiet Alachua County enclave in Gainesville where listings surface rarely, so the current snapshot turns heavily on the one home available rather than a deep market.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Robbinswood is best for.
Best for
- Buyers who value a quiet, low-turnover setting within Gainesville
- Buying with patience and no hard deadline to close
- Buyers prioritizing the specific home and location over shared amenities
Probably not for
- Needing to buy on a tight timeline
- Wanting several listings to compare before deciding
- Buyers who expect community amenities as part of the package
The market around Robbinswood
Robbinswood is too small for its own price trend, so here is the market around it.
Across Alachua County, 1,183 homes are active and 409 pending (26% under contract).
ZIP and county figures describe the wider market, not Robbinswood specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Robbinswood
Live MLS inventory for Robbinswood. 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 Robbinswood listings as of 2026-06-20, priced high to low. Based on Stellar MLS data distributed by MLS GRID. Tap any home to ask about it.
Recent Developments in Robbinswood
Development, infrastructure, retail, and school activity affecting Robbinswood, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Gainesville celebrates $25 million HUD Choice Neighborhoods grant for East Gainesville
The city and Gainesville Housing Authority marked a $25 million HUD Choice Neighborhoods grant covering a 1.5-square-mile area of East Gainesville. Plans include 72 new units on a site near University Avenue and Williston Road and replacement of 100 units at Pine Meadows and Pine Terrace, with possible mixed-use development. The award was announced Sept. 3.
What it may mean for the marketNew and rehabilitated housing plus possible mixed-use space would add housing supply and services in East Gainesville. The site is about 6 miles east of Robbinswood.
Source: Mainstreet Daily News - September 2026Infrastructure
Alachua County budgets $106 million for roads and expands pothole repair
County Manager Michele Lieberman said the 2026-27 budget includes $106 million for roads across a 700-mile network. The county now runs four pothole crews six days a week, added milling and resurfacing to its Watson Construction contract, and is adding a $500,000 amendment for more repairs.
What it may mean for the marketAdded road funding and resurfacing should improve driving conditions on county roads and affect commute reliability. The site is about 4 miles northeast of Robbinswood.
Source: Mainstreet Daily News - September 2026Development
GRU Authority approves demolition of Power District buildings ahead of possible land sale
The GRU Authority voted 3-0 to hire SGLC for $458,000 to demolish most buildings and remove asbestos on the roughly nine-acre Power District northeast of Depot Park. Demolition starts at the end of September and is to finish by Thanksgiving. GRU plans to sell the land, which it expects to bring at least $7.5 million.
What it may mean for the marketClearing about nine acres near Depot Park opens a possible future redevelopment site close to downtown. The site is about 4 miles northeast of Robbinswood.
Source: Mainstreet Daily News - 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 north of Robbinswood.
Source: WCJB - 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 1 mile northeast of Robbinswood.
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 less than a mile northeast of Robbinswood.
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 Robbinswood buying strategy.
If we were buying in Robbinswood 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Robbinswood.
A thin-inventory micro-market
With one active listing and no community amenities identified from current MLS data, Robbinswood is best understood as a location play rather than an amenity play. Buyers are purchasing the house and the setting within Gainesville, not a slate of shared features, so due diligence on the specific property does most of the work here.
The high months-supply figure signals a buyer-leaning posture, but on a sample this small it is more a reflection of slow turnover than of sustained oversupply. Expect patience to be part of the process on both sides: a buyer may wait for the right home to appear, and a seller should plan for a longer runway and sharp pricing rather than counting on bidding pressure.
The location and the amenities are priced into every listing in Robbinswood. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, there is no comfortable stack of comparable sales to lean on, so the read comes down to judgment about a specific home and what it should trade for. We will tell you plainly when the one available listing is worth pursuing and when it is not, and we will help a seller price realistically for a market where theirs may be the only home buyers are weighing.
Robbinswood in 15 seconds.
Tools for a Robbinswood 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 Robbinswood sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Robbinswood, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Robbinswood home worth?
Get a no-obligation home value based on real comparable sales in Robbinswood, 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 Gainesville →
Housing distress & ownership in ROBBINSWOOD, Gainesville
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. Based on Stellar MLS data distributed by MLS GRID for the period October 2026 through October 2026. Deemed reliable but not guaranteed.
More Gainesville home searches
- All homes for sale in Gainesville, FL
- Homes for sale in Alachua County, FL
- Gated communities in Gainesville
- Gainesville home values: what is my house worth?
- Gainesville real estate guide
Gainesville guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Alachua County)
- Homestead exemption (Alachua County)
- Home insurance cost
- HOA database
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
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
Real estate agent in Gainesville? Join Momentum in Gainesville: 100% commission, one $12K cap.
Email me new listings in Robbinswood
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 Robbinswood
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Robbinswood will answer, and the answer is published on this page for the next buyer.
25% of homes for sale in ZIP 32608 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 (2026-11-07).
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.
Frequently Asked Questions
Is Robbinswood a buyer's or seller's market right now?
Who is the best real estate agent for Robbinswood?
How do I find a top Gainesville real estate agent who knows Robbinswood?
Can Momentum Realty connect me with an agent for Robbinswood?
Where is Robbinswood, and what county is it in?
Should you buy in Robbinswood?
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: June 20, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-08-18 |
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. A Momentum agent can price yours against live local 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 ROBBINSWOOD fits the bigger picture — live prices, inventory, and Momentum Scores: