The Arbors
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
The Arbors prices on recent construction, not on land scarcity. With a median year built of 2023 and a build range running from 1964 to 2024, most of what actually trades here is new or near-new product, and the $341,770 median price reflects that build quality more than any single standout location feature. At $191.42 per square foot on a median 2,033 square feet, the math is a straightforward function of size, age, and finish level.
Right now there are zero active listings against 143 closings in the tracked window, which points to thin available supply relative to recent demand. Median days on market sits at 70, and price is up 6.5% year-over-year, so a seller who does bring a home to market here is working from a position of leverage, while a buyer needs to be ready to move decisively the moment something lists.
The Arbors right now
🔴 Seller-leaning market. 2.5 months of supply and 33% 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: Very High (45 active and pending listings, 143 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($342K) is up 6.5% from the prior 12 months ($321K).Momentum Research, record-level realMLS closed sales, 12-month windows ending July 14. Confidence: Very High (143 and 173 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
The Arbors market snapshot (as of July 14, 2026): the median sale price is about $342K ($191 per sq ft over the trailing 12 months of closed sales), a median 70 days on market for closed sales, and 2.5 months of supply, a seller-leaning market. The trailing-12-month median is up 6% from the prior 12 months, computed from record-level realMLS closed sales (143 closings in the current window).
The Arbors is a community of 371 homes in Jacksonville, Duval County, built between 1964 and 2024 (median 2023), with a median living area of about 1,962 square feet. 48% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The Arbors is a Duval County community of 365 homes built overwhelmingly in recent years, so pricing here tracks new-construction cost and finish level more than it tracks the scarcity premium of an older, established neighborhood.
The setting & the homes.
Aerial and on-site photos of The Arbors. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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The ArborsPhotos from realMLS listings in The Arbors; content deemed reliable but not guaranteed.
Who The Arbors is best for.
Best for
- Buyers who want recent-build construction over an older, mixed-vintage resale stock
- Buyers comfortable moving quickly in a market currently showing zero active listings
- Buyers whose target budget centers on the $341,770 median price point
Probably not for
- Buyers who need to compare several active listings side by side before deciding
- Buyers looking for a wide range of price points or vintages within one community
- Buyers unwilling to act fast once a home lists, given the current 70-day median time on market and 6.5% year-over-year price gain
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 ($342K) IS the median in the snapshot above, and the move from 2025 ($321K) IS the +6.5% one-year change.
Windows contain 0 to 173 sales each (143 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The Arbors Market Scorecard
The Arbors is currently a strong seller's market. About 2.2 months of supply, a median asking price of $357,372, and homes go under contract in about 32 days.
Typical home value in the 32218 ZIP is $299,418, about 12.3% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in The Arbors
Live MLS inventory for The Arbors. 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 · 7 daysTop listing
Active · 19 days
Active · 0 days
Active · 21 days
Active · 42 days
Active · 47 days
Active · 47 days
Active · 104 days
Active · 56 days
Active · 28 days
Active · 0 days
Active · 0 days
Active · 7 days
Active · 14 daysActive and pending The Arbors listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Arbors 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.
Life at The Arbors
- Community pool · A community pool is listed among the neighborhood's amenities.
- Clubhouse · A clubhouse is listed among the neighborhood's amenities.
- Fitness center · An exercise/fitness facility is listed among the neighborhood's amenities.
- Playground · A playground is listed among the neighborhood's amenities.
- Splash pad · A splash pad is listed among the neighborhood's amenities.
Sources: D.R. Horton - The Arbors community page; NewHomeSource - The Arbors by D.R. Horton. Amenity access and membership terms vary and can change; verify current details with the community.
How far is everything?
Everyday stops around The Arbors are close: the nearest health is about 4 minutes away.
- All Kids Care of North Jacksonville · Health4 min
- China Wok · Dining5 min
- Garden City Park-Lem Turner · Parks5 min
- Victoria Food Mart · Groceries6 min
- Campus Corners · Shopping7 min
- Starbucks Kiosk · Coffee8 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Garden City Elementary (Duval)FLDOE grade C · Public K-5
- Highlands Middle School (Duval)FLDOE grade C · Public 6-8
- Jean Ribault High School (Duval)FLDOE grade A · Public 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 Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any The Arbors address.
The The Arbors buying strategy.
If we were buying in The Arbors 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 The Arbors.
A market built on recent construction
365 homes make up The Arbors, and the build range on paper — 1964 to 2024 — is wide, but it is misleading in practice: a median year built of 2023 means the typical home changing hands here is new or near-new. That skews the comparison set toward construction-year pricing rather than the value spread you would expect in an older, more heterogeneous community.
At a median 2,033 square feet and $191.42 per square foot, the arithmetic on a typical home lines up closely with the $341,770 median price. As of the current snapshot, 48.3% of homes in The Arbors carry a homestead exemption — a data point on ownership structure worth knowing alongside the price and construction figures.
The location and the amenities are priced into every listing in The Arbors. 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 The Arbors 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 (7.1). Basis: Recent Direction +6.5% year-over-year; Liquidity & Demand 2.5 months of supply; Owner Commitment 48% owner-occupied; Pricing Power 97.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With zero active listings in The Arbors at the moment, there is no public inventory to browse, so knowing what is about to list, or what has quietly changed hands, depends on a broker tracking this specific community rather than a general search. Momentum watches the 143-closing trailing window along with the 70-day median time on market and the 6.5% year-over-year price move here, so when a home does surface you are acting on current data rather than a stale listing description.
The Arbors in 15 seconds.
HOA, CDD & Fees
- Has a CDD assessment
- 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.
Homes in The Arbors are subject to an HOA (builder payment estimates list an HOA component), and the neighborhood's shared amenities are operated by the Arbors Community Development District (CDD), a special-purpose local government entity established by Jacksonville City Council Ordinance No. 2022-642-E on September 28, 2022. The district's amenity center is located at 12520 Russian Olive Road, Jacksonville, FL 32218, and the district is administered by Wrathell, Hunt and Associates, LLC.
ve the arbors homes, specs and resales, with the real hoa + cdd math attached. don't fill: get the arbors listings & market intel we represent
Tools for a The Arbors 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 The Arbors sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Arbors, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Arbors home worth?
Get a no-obligation home value based on real comparable sales in The Arbors, 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 The Arbors on the map →
Frequently Asked Questions
What is the median home price in The Arbors?
How long do homes in The Arbors take to sell?
Is The Arbors a buyer's or seller's market right now?
How many homes are in The Arbors?
What share of The Arbors is owner-occupied?
When were the homes in The Arbors built?
Do cash buyers compete in The Arbors?
What schools serve The Arbors?
Who is the best real estate agent for The Arbors?
How do I find a top Jacksonville real estate agent who knows The Arbors?
Can Momentum Realty connect me with an agent for The Arbors?
Should you buy in The Arbors?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Arbors 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 (10 streets, ZIP 32034/32218)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2012 (521 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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