The Cottages Of Ab
Homes for Sale in Orange Park, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 3 closed sales in The Cottages Of Ab in Orange Park, FL since 2007, the most recent in May 2024. Across Orange Park as a whole, 656 homes closed in the last 12 months at a median of $330,000, 40 median days on market, with 161 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,900 ($5,160 with the full homestead exemption).
The Cottages Of Ab is a small enclave in Orange Park, and the honest starting point is that we're working from a thin snapshot here. With a community this compact, price is driven far more by the specific home in front of you — condition, updates, lot position — than by any broad market trend. Treat each listing on its own merits rather than assuming a community-wide number tells the story.
For buyers, that means the work is in comparing individual homes, not chasing an average. For sellers, it means presentation and condition do the heavy lifting; a well-prepared home stands out quickly in a small pool, and a tired one gets noticed just as fast. Either way, pricing should be built from recent, comparable sales rather than a headline figure.
The 60-Second Overview
The Cottages Of Ab sits in Orange Park within Duval County, a compact community where the character of any given sale depends heavily on the specific home rather than a broad neighborhood trend.
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 The Cottages Of Ab is best for.
Best for
- Buyers targeting a particular home who can move when it comes available
- Owner-occupants who value a small, low-turnover enclave over a large subdivision
- Buyers comfortable underwriting a purchase on home condition and comps rather than market momentum
Probably not for
- Buyers who need a wide selection to compare on a tight timeline
- Investors looking for high transaction volume and quick flips
- Buyers who want a predictable, constantly-available inventory of listings
The market around The Cottages Of Ab
The Cottages Of Ab is too small for its own price trend, so here is the market around it.
In ZIP 32065, 151 homes are on the market and 27% are under contract — a steady corner of Orange Park.
Across Duval County, 3,938 homes are active and 1,658 pending (30% under contract).
ZIP and county figures describe the wider market, not The Cottages Of Ab specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in The Cottages Of Ab, Orange Park
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. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Recent Developments in The Cottages Of Ab
Development, infrastructure, retail, and school activity affecting The Cottages Of Ab, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 13 miles northwest of The Cottages Of Ab, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The project is about 13 miles northwest of The Cottages Of Ab, elsewhere in Duval County.
Source: News4Jax - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 13 miles southwest of The Cottages Of Ab.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 5 miles southeast of The Cottages Of Ab.
Source: Jax Daily Record - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The project is about 16 miles north of The Cottages Of Ab, elsewhere in Duval County.
Source: JAXPORT - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 5 miles southeast of The Cottages Of Ab.
Source: Jax 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 Cottages Of Ab buying strategy.
If we were buying in The Cottages Of Ab 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Cottages Of Ab.
A small-pool market
In a community this size, inventory moves in ones and twos, not dozens. That makes timing less predictable — the right home may not be on the market when you're ready, and when one does list, it can define the comps for months. Patience and readiness to act both matter more here than in a larger subdivision.
Because we don't have a wide spread of active listings or a deep sales history to lean on, the smart move is to underwrite each home individually: what's been updated, how the lot sits, and what genuinely comparable Orange Park sales support. Qualitative judgment carries the analysis here more than statistics do.
The location and the amenities are priced into every listing in The Cottages Of Ab. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Small communities reward local knowledge and honesty over spreadsheets. We track what actually trades in and around Orange Park, we'll tell you when a listing is priced on hope rather than comps, and we'll tell you plainly when The Cottages Of Ab isn't the right fit for what you're trying to do.
The Cottages Of Ab in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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.
Tools for a The Cottages Of Ab 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 Cottages Of Ab sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Cottages Of Ab, 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 Cottages Of Ab home worth?
Get a no-obligation home value based on real comparable sales in The Cottages Of Ab, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in The Cottages Of Ab?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2007 (3 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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