Community Details at a Glance
The Homes
Product
D.R. Horton single-family, both Traditional and Express lines
Range
Entry-level new construction, roughly the high $200s into the $400s by plan
Vintage
Active new construction; D.R. Horton delivering inventory through the year
Sizes
About 1,245 to 2,532 square feet, 3 to 5 bedrooms across 21 floor plans
Costs & Fees
HOA
Reported about 122 dollars per year by NewHomeSource; another aggregator reported none, so confirm in writing
CDD
Not confirmed by third-party sources; check the specific home's tax bill
Tax line
Duval millage runs roughly 17.9 to 18.5 mills depending on district
Amenities
Pool
Resort-style community pool as the amenity centerpiece
Fitness
An onsite fitness center, included in the HOA
Clubhouse
A community clubhouse within the amenity campus
Splash + play
A splash pad and playground, with a future amenity expansion planned
Location
Setting
Northside off the Lem Turner exit of I-295, north toward the airport
Access
Quick to I-295, River City Marketplace, and the airport
Downtown
About 20 minutes south to downtown Jacksonville
The Homes & Style
The Arbors competes on attainability: per D.R. Horton pricing referenced through NewHomeSource and Homes.com in June 2026, homes run 274,990 to 404,990 dollars.
The buyer pool is first-time buyers, relocating workers tied to the airport and logistics corridor, and investors watching the price-to-rent math.
Resale will price against active builder inventory until buildout, so negotiate accordingly.
The Arbors is a single-product community, so the decisions are plan, lot, and phase.
Value-engineered single-family designs from about 1,245 to 2,532 square feet, 3 to 5 bedrooms, with the smart-home package included.
Earlier phases set the resale comp base; pond and buffer lots carry premiums worth negotiating.
Quick move-ins rotate constantly; confirm current incentives and rate buydowns.
Living Here
The amenity campus is the differentiator at this price point.
The resort-style centerpiece for the community.
On-site, included in the HOA.
The recreation anchor of the amenity campus, with a splash pad and playground.
Standard on D.R. Horton builds here.
River City Marketplace covers big-box, dining, and the movie theater ten minutes away, with the airport corridor adding hotels and services.
Aggregators disagree on whether the HOA is about 122 dollars per year or zero; the difference matters for payment math, so get it in writing.
D.R. Horton reprices phase to phase; the same plan can move thousands of dollars in a quarter.
Amazon, the airport, and the distribution base keep feeding renters and first buyers into this corridor, which supports exit liquidity.
Before You Offer
Jacksonville sees coastal, river, and creek flooding, and pockets near the St. Johns River tributaries can sit in higher-risk zones. Jacksonville participates in the FEMA Community Rating System at a class 6, which earns flood-insurance discounts of about 10 percent for homes outside a special flood hazard area and about 20 percent for homes inside one.
The reliable move is to pull the FEMA flood designation for the exact The Arbors address before you write an offer, since two homes in the same area can fall in different zones. A home in Zone X can cost far less to insure than one near water in Zone AE. Get a bindable flood and homeowners quote during your inspection period, so the cost is in your monthly math before you commit, not after.
The Jacksonville metro is served by Xfinity (Comcast) cable across nearly all addresses and by AT&T with DSL almost everywhere plus fiber to a growing share of homes. If working from home matters, confirm the options, and fiber in particular, at the specific The Arbors address rather than assuming.
Duval County total millage runs roughly 17.9 to 18.5 mills depending on the taxing district. The Florida homestead exemption for 2026 is 51,411 dollars for those who qualify, and the deadline to file a new homestead exemption is March 1.
The trap to plan for is the post-sale reset: when you buy, the Save Our Homes cap from the previous owner ends and the assessed value resets to the new just value, so your second-year tax bill is often higher than the seller current one. Budget the true number, and confirm whether the specific home carries a CDD or other assessment that is billed separately from the millage and is not reduced by the homestead exemption.
Comparisons
Against Victoria Lakes, an established lake-oriented Northside community nearby, The Arbors counters mature streets and a track record with brand-new construction and a finished, modern amenity campus. Victoria Lakes wins on maturity and lake-oriented lots; The Arbors on home age and builder incentives.
Against other new D.R. Horton communities in the airport corridor, The Arbors competes on its amenity campus and Lem Turner access, with the choice often coming down to lot, plan, and the specific incentive package on offer. Cross-shop the builder's current offers across communities.
Against the established Northside resale market, The Arbors trades a higher entry price and an HOA for new construction, low near-term maintenance, and amenities in place, a trade that favors buyers who value newness and recreation over the lowest possible price.
Who It Fits
The Arbors fits the buyer who wants brand-new construction at an entry-level Northside price, with a finished amenity campus and a short commute to the airport and River City Marketplace, and who will negotiate the builder's incentives rather than pay the base sticker. If a resort-style pool, low near-term maintenance, and a modern home matter more than an established track record, it is a strong fit.
The Arbors fits if you want
- Brand-new construction at an entry-level Northside price
- A finished amenity campus with a resort-style pool
- Low near-term maintenance on a new home
- A short commute to the airport and River City Marketplace
- Builder incentives you can negotiate
- Quick I-295 access
Consider elsewhere if you want
- An established community with a long track record
- A Southside, Beaches, or San Marco address
- A custom or estate-tier home
- To skip verifying the HOA, any CDD, and the all-in cost
- To avoid reselling against ongoing builder inventory
- The lowest possible Northside entry price
