Are Jacksonville home prices expected to drop further?

Nobody can honestly promise a specific direction. Prices are down modestly year over year, not falling sharply, and the market is described as balanced to slightly seller-favoring by most current reporting — not a buyer's market in the way the term usually implies.

How many days does it actually take to buy a house in Jacksonville right now?

It depends heavily on the specific home. Current data shows a real split: well-priced homes in strong areas can go under contract in under two weeks, while others sit for three months or more. The citywide average sits somewhere in between and can be misleading on its own.

Is Jacksonville still a buyer's market or a seller's market?

Most current data puts it close to balanced, with a slight lean toward sellers overall — but this varies meaningfully by neighborhood and price point, which is why a citywide label only tells part of the story.

Should I wait for mortgage rates to drop before buying?

That's a real financial trade-off, not a simple yes or no — rates have actually trended up, not down, through this fall. A monthly-payment conversation based on your actual numbers is more useful than a guess about where rates go next.

12645 CACAO TREE Trail, Jacksonville, FL 32218 (MLS# 2169438)

12645 CACAO TREE Trail, Jacksonville, FL 32218

$2,400

Property Type: Residential Lease Bedrooms: 4 Baths: 3 Square Footage: 2,165 Lot Size (sq. ft.): 4,792 Status: Active

Current Price: $2,400 List Date: 10/15/2026 Last Modified: 10/23/2026

Overview

Description

Welcome to this stunning, like-new home located in the highly desirable, rapidly growing The Arbors community on Jacksonville's Northside. It combines modern craftsmanship & a thoughtful open-concept design. Inside, you will find a bright and spacious main living area bathed in natural light, seamlessly connecting the kitchen --ideal for both casual family evenings and effortless entertaining. The gourmet kitchen boasts a massive center island, expansive counter space, and an abundance of cabinets for storage. Owner's suite serves as a relaxing retreat, complete with his & her walk-in closets with an en-suite bathroom featuring dual vanities. Additional bedrooms offer plenty of flexibility for family, guests, or a dedicated home office. Step outside to enjoy a HUGE backyard. Renting this home grants you full access to resort-style amenities at The Arbors. Centrally located to Kings Bay, Mayport, & NAS military bases. Close to shops/restaurants at River City Marketplace and the airport.

Listing Details MLS# 2169438

General Property Information

Bedrooms Total: 4
Bathrooms Full: 2
Bathrooms Half: Yes
Bathrooms Total: 3
Living Area: 2165
Living Area Source: Public Records
Year Built: 2023
Accessory Dwelling Unit Y/N: No
Lot Size Acres: 0.11
Association YN: Yes
Association Name: Lem Turner Homeowner's Association Inc.
Accessibility Features YN: No
Garage YN: Yes
Garage Spaces: 2
Carport YN: No
Pool Private YN: No
Water Body Access YN: No
Waterfront YN: No
Furnished: Unfurnished
Stories: 2
Stories Total: 2
Entry Level: Yes
Senior Community YN: No
Directions: From I-295W, Take Exit 32 for FL-115/Lem Turner Rd, Slight right and merge onto FL-115N/Lem Turner Rd. Turn L onto Hemlock St, At traffic circle take 1st right, Turn L onto Cacao Tree Trail, House is on the right
Public Remarks: Welcome to this stunning, like-new home located in the highly desirable, rapidly growing The Arbors community on Jacksonville's Northside. It combines modern craftsmanship & a thoughtful open-concept design. Inside, you will find a bright and spacious main living area bathed in natural light, seamlessly connecting the kitchen --ideal for both casual family evenings and effortless entertaining. The gourmet kitchen boasts a massive center island, expansive counter space, and an abundance of cabinets for storage. Owner's suite serves as a relaxing retreat, complete with his & her walk-in closets with an en-suite bathroom featuring dual vanities. Additional bedrooms offer plenty of flexibility for family, guests, or a dedicated home office. Step outside to enjoy a HUGE backyard. Renting this home grants you full access to resort-style amenities at The Arbors. Centrally located to Kings Bay, Mayport, & NAS military bases. Close to shops/restaurants at River City Marketplace and the airport.
List Price/SqFt: 1.11

Property Features

Additional Lease Terms: 12 Months Owner Pays: Association Fees; Taxes Architectural Style: Traditional Levels: Two Appliances: Dishwasher; Disposal; Dryer; Electric Range; Electric Water Heater; Microwave; Washer Interior Features: Eat-in Kitchen; Entrance Foyer; Kitchen Island; Open Floorplan; Pantry; Primary Bathroom - Tub with Shower; Walk-In Closet(s) Laundry Features: Electric Dryer Hookup; Upper Level; Washer Hookup Patio And Porch Features: Patio Association Amenities: Community Pool; Dog Park; Fitness Center; Jogging Path; Pickleball; Playground; Tennis Court(s) Community Features: Sidewalks Water Source: Public Parking Features: Attached; Garage; Garage Door Opener Sewer: Public Sewer Security Features: Smoke Detector(s) View: Trees/Woods Utilities: Cable Available; Electricity Available; Sewer Available; Water Available Cooling: Central Air; Electric Heating: Central; Electric; Hot Water Road Surface Type: Asphalt Additional Fee Includes: Attorney Fee; Lease Prep Rent Includes: Trash Collection Tenant Pays: All Utilities; Cable TV; Electricity; Water Pets Allowed: Yes Room Types: Bathroom 1; Bathroom 2; Bathroom 3; Primary Bathroom

Contract Information

Rental Service: Other
RentEdge Syndication Y/N: Yes
Property Sub Type: Single Family Residence
Listing Contract Date: 2026-10-15
Lease Term: 12 Months
Availability Date: 2026-10-15

Location Tax and Legal

Street Number: 12645
Street Name: CACAO TREE
Street Suffix: Trail
State: FL
County: Duval
Postal Code: 32218
MLS Area Major: 091-Garden City/Airport
Subdivision Name: The Arbors

Status Change Information

Major Change Timestamp: 2026-10-23T18:20:20Z
Major Change Type: Price Reduced
Price Change Timestamp: 2026-10-23T18:20:20Z

Accessory Dwelling Information

ADU Attached Y/N: No
Bathrooms: 3

More Information

Deposits and Fees

Additional Fee: 125
Application Fee: 150
Pet Fee/Deposit: 40
Security Deposit: 2400

Room Types

Bathroom 1 Level: Second
Bathroom 2 Level: Second
Bathroom 3 Level: Second
Primary Bathroom Level: Second

Room Information

Room Name	Level
Primary Bathroom	Second
Bathroom 1	Second
Bathroom 2	Second
Bathroom 3	Second

Documents

Screening Requirements ›

Listing Office: IRON VALLEY REAL ESTATE NORTH FLORIDA

Last Updated: October - 23 - 2026

Information deemed reliable but not guaranteed.