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. 2.4 months of supply and 40% 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 August 23, 2026. Confidence: Very High (47 active and pending listings, 140 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($342K) is up 6.3% from the prior 12 months ($322K).Momentum Research, record-level realMLS closed sales, 12-month windows ending August 23. Confidence: Very High (140 and 187 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 23, 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 August 23, 2026): the median sale price is about $342K ($191 per sq ft over the trailing 12 months of closed sales), a median 68 days on market for closed sales, and 2.4 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 (140 closings in the current window).
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 August 23 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 ($322K) IS the +6.3% one-year change.
Windows contain 0 to 187 sales each (140 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
27% of homes for sale in ZIP 32034 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 (2026-08-18).
The Arbors Market Scorecard
The Arbors is currently a seller-leaning market. About 2.4 months of supply, a median asking price of $360,850, and homes go under contract in about 48 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. 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 · 12 daysTop listing
Active · 34 days
Active · 27 days
Active · 27 days
Active · 41 days
Active · 62 days
Active · 83 days
Active · 34 days
Active · 27 days
Active · 41 days
Active · 41 days
Active · 48 days
Active · 55 days
Active · 88 daysActive and pending The Arbors listings as of 2026-08-24, 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.
Recent Developments in The Arbors
Development, infrastructure, retail, and school activity affecting The Arbors, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
- March 2026Development
North Jacksonville residents press Council over the pace of residential growth
About 405 single-family homes have been approved across North Jacksonville since January 2025, prompting hours of public testimony at City Council and Land Use and Zoning meetings. Residents and some Council members are debating lot sizes, road capacity and school capacity as previously rural, large-lot areas see denser infill. In January, Council approved $6.96 million for Pecan Park Road and Dunn Avenue improvements to help offset added traffic.
What it may mean for the marketContinued rezoning activity and infrastructure debate on the Northside could influence how quickly road and utility upgrades reach newer subdivisions in the Lem Turner and airport corridor.
Source: Jacksonville Daily Record - January 2026Development
Suddath begins clearing a 315-acre Airport Commerce Center near the airport
Jacksonville-based Suddath received city permits in mid-December to start horizontal work on Airport Commerce Center, a three-phase, 315-acre industrial park west of Pecan Park Road just north of Jacksonville International Airport. The park is designed for up to seven buildings, and the first major structure will be a roughly 1 million square foot distribution center. JEA is reviewing utility service for an additional warehouse exceeding 1 million square feet in a later phase.
What it may mean for the marketA large logistics park near the airport corridor may, over time, add area employment that supports demand for nearby entry-level housing.
Source: Jacksonville Daily Record - December 2025Market
North Jacksonville cold storage warehouse sells for $192 million
DHL Supply Chain sold its 625,308 square foot refrigerated warehouse at 10030 Eastport Road in North Jacksonville in December 2025 for $192 million to a New York private equity firm. The facility, built in 2025 after a city incentive, includes a large cooler, dry warehouse space and office area, and was agreed to create about 100 full-time jobs. The sale ranks among the largest North Jacksonville industrial transactions of the year.
What it may mean for the marketHigh-value logistics sales in the Northside submarket signal continued investor interest that historically tends to accompany area job growth.
Source: Jacksonville Daily Record - October 2025Retail & Dining
Dave's Hot Chicken seeks a permit to open in River City Marketplace
A Dave's Hot Chicken franchisee signed a lease and entered city permitting to renovate the closed Pollo Tropical at 730 Skymarks Drive in River City Marketplace. The roughly $950,000 build-out keeps the existing drive-thru and adds indoor and patio seating totaling about 92 seats. The franchisee anticipated opening by early 2026 and hiring 40 to 45 employees.
What it may mean for the marketNew dining at River City Marketplace could expand the everyday retail and restaurant draw within a short drive of nearby Northside subdivisions.
Source: Jacksonville Daily Record - October 2025Market
The Avery at River City Marketplace apartments sell for $67.5 million
The 390-unit Avery at River City Marketplace apartment community at 14200 Duval Road sold in October 2025 for $67.5 million, or about $112,500 per unit. The two-phase property, built in 2022 and 2023 about 1.4 miles west of River City Marketplace, was sold by a Jacksonville group to a Tampa buyer. Listed monthly rents ranged from about $1,233 to $1,809 across one, two and three-bedroom units.
What it may mean for the marketMultifamily transaction values and rent levels nearby can offer one reference point for owners weighing the rent-versus-buy picture in the surrounding Northside market.
Source: Jacksonville Daily Record - January 2025Development
City permits launch of Eastport Logistics Park warehouses
The city issued permits for three of four speculative warehouses at Eastport Logistics Park, a roughly $32.3 million project by Ponte Vedra Beach-based InLight Real Estate Partners on about 135 acres off Eastport Road. The first four buildings total about 889,000 square feet, and the park is master-planned for roughly 1.79 million square feet across two phases. The brochure noted Eastport Road was slated to be widened to three lanes for added truck traffic.
What it may mean for the marketExpansion of the Northside industrial submarket, with planned road widening, may gradually strengthen the area employment base near entry-level communities.
Source: Jacksonville Daily Record
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 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 3 factors (7.9). Basis: Recent Direction +6.3% year-over-year; Liquidity & Demand 2.4 months of supply; Pricing Power 97.7% 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?
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: August 23, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 23, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2012 (532 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.
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