Owner-Occupied vs Investor Neighborhoods in Alachua County
Who owns a neighborhood tells you how it will behave: homesteaded blocks turn over slowly and vote for the HOA budget; investor-heavy ones rent, flip and swing with the market. Florida publishes the answer parcel by parcel on the county property appraiser’s roll, and this page rolls it up for every Alachua County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 246 Alachua County communities and 194,311 residential parcels on the 2025 Florida DOR roll, 61% of homes are homesteaded — the owner-occupancy proxy — and 39% are not; 5% are owned from out of state and 10% are held by an LLC, corporation or trust. Newberry Place is the most owner-occupied community in the county at 92%; Tara Serena the most investor-held at 0% homesteaded.
Most owner-occupied communities in Alachua County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Newberry Place | Newberry | 92% | 8% | 121 | 2011 |
| Underwood Hill Forest | High Springs | 91% | 9% | 87 | 1996 |
| Meadows Of Kanapaha | Gainesville | 90% | 10% | 83 | 2005 |
| Steeplechase Farms | Newberry | 90% | 10% | 30 | 2002 |
| San Felasco Estates | Gainesville | 90% | 10% | 59 | 2003 |
| Trails | Newberry | 90% | 10% | 57 | 1999 |
| Newberry Oaks | Newberry | 90% | 10% | 342 | 2008 |
| BAILEY ESTATES OF HIGH Springs | High Springs | 88% | 12% | 285 | 2017 |
| Millhopper Road Estates | Gainesville | 87% | 13% | 188 | 1994 |
| River Run Plantation | High Springs | 85% | 15% | 41 | 2005 |
| Caraway | Newberry | 85% | 15% | 39 | 2012 |
| Millhopper Forest | Gainesville | 84% | 16% | 102 | 2004 |
| Villas At Country Way | Newberry | 84% | 16% | 44 | 2012 |
| Estates of Wilds Plantation | Gainesville | 84% | 16% | 100 | 2018 |
| Santa Fe Forest | Alachua | 84% | 16% | 79 | 1994 |
| Wilds Plantation | Gainesville | 83% | 17% | 54 | 2005 |
| Creekside Villas At Turkey Creek | Alachua | 83% | 17% | 291 | 1999 |
| North Point At Ironwood | Gainesville | 82% | 18% | 62 | 2007 |
| Cobblefield | Gainesville | 82% | 18% | 211 | 2004 |
| Arrowhead Point | Newberry | 82% | 18% | 199 | 2007 |
| Bellamy Forest | High Springs | 82% | 18% | 54 | 2012 |
| High Springs Estates | High Springs | 81% | 19% | 91 | 2003 |
| Richmond | Gainesville | 81% | 19% | 1,086 | 1984 |
| Ridgemont(350) | Gainesville | 81% | 19% | 53 | 2009 |
| Gravely Woods | Alachua | 81% | 19% | 58 | 1997 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Tara Serena | Gainesville | 0% | 100% | 97% | 120 |
| Tara Baywood | Alachua | 0% | 100% | 43% | 61 |
| Tara Forest East | Alachua | 0% | 100% | 18% | 33 |
| Kirkland Farms | Alachua | 0% | 100% | 99% | 71 |
| Countryside @ University | Gainesville | 10% | 90% | 24% | 144 |
| The Vue at Celebration Pointe | Gainesville | 14% | 86% | 9% | 97 |
| Windsor Park At Gainesvil | Gainesville | 19% | 81% | 11% | 64 |
| Flint Rock Agrihood | Archer | 24% | 76% | 34% | 50 |
| Cricket Club | Gainesville | 30% | 70% | 17% | 123 |
| Wimberley | Newberry | 32% | 68% | 45% | 47 |
| Pleasant Street | Gainesville | 33% | 67% | 24% | 569 |
| Murrey Hill Court | Gainesville | 33% | 67% | 20% | 204 |
| University Heights | Gainesville | 34% | 66% | 22% | 1,728 |
| Replat | Gainesville | 34% | 66% | 12% | 1,045 |
| University Country Estates | Archer | 35% | 65% | 22% | 1,437 |
| Regents Park | Gainesville | 35% | 65% | 24% | 886 |
| Spring Park | Gainesville | 36% | 64% | 22% | 1,048 |
| Kirkwood | Gainesville | 36% | 64% | 17% | 3,511 |
| Cross Creek | Hawthorne | 37% | 63% | 14% | 49 |
| Highlands | Gainesville | 38% | 62% | 22% | 2,698 |
| Grand Oaks At Tower | Gainesville | 38% | 62% | 23% | 180 |
| Victoria Station | Gainesville | 39% | 61% | 13% | 598 |
| Green Leaf | Gainesville | 40% | 60% | 17% | 215 |
| Avondale Estates | Gainesville | 40% | 60% | 18% | 906 |
| Fair Oaks | Gainesville | 42% | 58% | 20% | 697 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Bellamy Forge | Gainesville | 20% | 56% | 547 |
| Cross Creek | Hawthorne | 16% | 37% | 49 |
| Rustlewood | Gainesville | 14% | 59% | 910 |
| Lake Alto Estates | Waldo | 13% | 50% | 106 |
| Oaks Preserve | Gainesville | 13% | 43% | 77 |
| Newberry Corners | Newberry | 13% | 65% | 748 |
| Four Lakes Community | Hawthorne | 12% | 58% | 50 |
| Countryside @ University | Gainesville | 12% | 10% | 144 |
| The Vue at Celebration Pointe | Gainesville | 11% | 14% | 97 |
| Hailey Gardens | Gainesville | 11% | 56% | 459 |
| Ashton | Gainesville | 11% | 72% | 726 |
| Replat | Gainesville | 10% | 34% | 1,045 |
| Cole Wood | Gainesville | 10% | 60% | 30 |
| Seminole Woods | Gainesville | 9% | 64% | 665 |
| Greystone | Gainesville | 9% | 64% | 533 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Kirkland Farms | Alachua | 99% | 0% | 71 |
| Tara Serena | Gainesville | 97% | 0% | 120 |
| Wimberley | Newberry | 45% | 32% | 47 |
| Tara Baywood | Alachua | 43% | 0% | 61 |
| Lugano | Gainesville | 36% | 51% | 231 |
| Flint Rock Agrihood | Archer | 34% | 24% | 50 |
| Weston Oaks | High Springs | 30% | 59% | 104 |
| Downing-Alachua | Alachua | 27% | 50% | 323 |
| Oak Ridge Crossing | Alachua | 26% | 54% | 360 |
| Regents Park | Gainesville | 24% | 35% | 886 |
| Pleasant Street | Gainesville | 24% | 33% | 569 |
| Countryside @ University | Gainesville | 24% | 10% | 144 |
| Grand Oaks At Tower | Gainesville | 23% | 38% | 180 |
| University Heights | Gainesville | 22% | 34% | 1,728 |
| Spring Park | Gainesville | 22% | 36% | 1,048 |
How to read this
Homestead exemption is claimed by owners who live in the home as their primary residence, so the homestead share is a close proxy for owner-occupancy; the non-owner-occupied estimate is its complement adjusted for parcels that cannot claim it. Out-of-state and LLC/trust shares come from the owner mailing address and owner name on the roll. Communities are matched to parcels by subdivision and street; figures are for the parcels matched (n shown), not necessarily every home. Source: Florida Department of Revenue NAL assessment roll, 2025, compiled by Momentum Research, September 2026. Back to homes for sale in Alachua County.