Owner-Occupied vs Investor Neighborhoods in Bay 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 Bay County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 217 Bay County communities and 36,907 residential parcels on the 2025 Florida DOR roll, 39% of homes are homesteaded — the owner-occupancy proxy — and 61% are not; 26% are owned from out of state and 17% are held by an LLC, corporation or trust. Northshore is the most owner-occupied community in the county at 87%; Grand Lagoon Pointe the most investor-held at 0% homesteaded.
Most owner-occupied communities in Bay County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Northshore | Panama City | 87% | 13% | 140 | 1994 |
| Deerwood | Panama City | 87% | 13% | 38 | 1997 |
| Colony Club Harbor | Panama City Beach | 86% | 14% | 79 | 1998 |
| North Colony Club Estates | Panama City Beach | 85% | 15% | 39 | 2004 |
| Candlewick Acres | Panama City | 84% | 16% | 67 | 1988 |
| Fanning Bayou | Panama City | 83% | 17% | 129 | 2019 |
| Hawks Landing | Panama City | 82% | 18% | 68 | 2009 |
| The Landings | Lynn Haven | 82% | 18% | 51 | 2003 |
| The Woods | Panama City | 81% | 19% | 32 | 1998 |
| Normandale Estates | Lynn Haven | 81% | 19% | 48 | 1987 |
| Queensberry Ltd At Bay Point | Panama City Beach | 81% | 19% | 37 | 1999 |
| Island View Estates | Panama City | 81% | 19% | 36 | 1972 |
| Indian Bluff Estates | Youngstown | 80% | 20% | 46 | 2001 |
| Derby Woods | Lynn Haven | 80% | 20% | 81 | 1983 |
| Woodmere | Panama City | 80% | 20% | 30 | 1993 |
| Mowat Highlands | Lynn Haven | 80% | 20% | 39 | 1998 |
| Baywood Shores Estates | Lynn Haven | 79% | 21% | 102 | 1974 |
| Azalea Place | Panama City | 79% | 21% | 125 | 2008 |
| Camryn'S Crossing | Panama City | 79% | 21% | 33 | 2006 |
| Treasure Palms | Panama City | 79% | 21% | 117 | 1992 |
| Kings Point Harbour | Panama City | 79% | 21% | 42 | 1986 |
| The Hammocks | Lynn Haven | 78% | 22% | 144 | 2004 |
| Palm Bay | Panama City | 78% | 22% | 235 | 1994 |
| Colony Club | Panama City Beach | 78% | 22% | 237 | 1994 |
| Magnolia Meadows | Lynn Haven | 78% | 22% | 64 | 2002 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Grand Lagoon Pointe | Panama City Beach | 0% | 100% | 100% | 32 |
| Parkbrook | Panama City | 0% | 100% | 99% | 160 |
| Colonial Landing | Panama City Beach | 0% | 100% | 100% | 120 |
| Salt Grass At Ward Creek | Panama City Beach | 0% | 100% | 100% | 229 |
| Carillon Beach | Panama City Beach | 0% | 100% | 26% | 49 |
| Breakwater At Ward Creek | Panama City Beach | 1% | 99% | 90% | 254 |
| Long Beach | Panama City Beach | 2% | 98% | 26% | 58 |
| Villa Chateaus | Panama City Beach | 2% | 98% | 14% | 42 |
| Game Farm | Panama City | 3% | 97% | 80% | 106 |
| Salt Creek At Mb Townhomes | Mexico Beach | 4% | 96% | 73% | 112 |
| Morningside | Panama City | 5% | 95% | 64% | 92 |
| Caballeros Estates At Hombre | Panama City Beach | 6% | 94% | 67% | 98 |
| Gulf Lagoon Beach | Panama City Beach | 6% | 94% | 18% | 569 |
| Salt Creek At Mexico Beach | Mexico Beach | 7% | 93% | 74% | 137 |
| Sugar Sand | Mexico Beach | 8% | 92% | 46% | 65 |
| Margaritaville Cottages | Panama City Beach | 8% | 92% | 33% | 624 |
| Laguna Beach | Panama City Beach | 9% | 91% | 30% | 685 |
| Jakes Landing | Panama City | 9% | 91% | 13% | 91 |
| Sunnyside | Panama City Beach | 9% | 91% | 32% | 605 |
| La Valencia Beach Resort | Panama City Beach | 10% | 90% | 30% | 670 |
| Gulf Highlands Beach Resort | Panama City Beach | 10% | 90% | 7% | 660 |
| Bid A Wee | Panama City Beach | 10% | 90% | 30% | 621 |
| Clear Lake Estates | Youngstown | 10% | 90% | 75% | 77 |
| Bahama Beach | Panama City Beach | 13% | 87% | 27% | 825 |
| Villas Of Panama | Panama City Beach | 13% | 87% | 16% | 667 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Carillon Beach | Panama City Beach | 94% | 0% | 49 |
| Villa Chateaus | Panama City Beach | 86% | 2% | 42 |
| Santa Monica Beach | Panama City Beach | 71% | 17% | 48 |
| Gulf Highlands Beach Resort | Panama City Beach | 70% | 10% | 660 |
| Kiska Beach | Panama City Beach | 68% | 20% | 40 |
| La Valencia Beach Resort | Panama City Beach | 60% | 10% | 670 |
| Margaritaville Cottages | Panama City Beach | 60% | 8% | 624 |
| Breakwater At Ward Creek | Panama City Beach | 59% | 1% | 254 |
| Sunnyside | Panama City Beach | 59% | 9% | 605 |
| Bid A Wee | Panama City Beach | 58% | 10% | 621 |
| Laguna Beach | Panama City Beach | 56% | 9% | 685 |
| Riviera Beach | Panama City Beach | 56% | 14% | 779 |
| Bahama Beach | Panama City Beach | 53% | 13% | 825 |
| Sugar Sand | Mexico Beach | 52% | 8% | 65 |
| Miller'S Landing On Lake Powell | Panama City Beach | 51% | 27% | 41 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Grand Lagoon Pointe | Panama City Beach | 100% | 0% | 32 |
| Colonial Landing | Panama City Beach | 100% | 0% | 120 |
| Salt Grass At Ward Creek | Panama City Beach | 100% | 0% | 229 |
| Parkbrook | Panama City | 99% | 0% | 160 |
| Breakwater At Ward Creek | Panama City Beach | 90% | 1% | 254 |
| Game Farm | Panama City | 80% | 3% | 106 |
| Clear Lake Estates | Youngstown | 75% | 10% | 77 |
| Salt Creek At Mexico Beach | Mexico Beach | 74% | 7% | 137 |
| Salt Creek At Mb Townhomes | Mexico Beach | 73% | 4% | 112 |
| Caballeros Estates At Hombre | Panama City Beach | 67% | 6% | 98 |
| Morningside | Panama City | 64% | 5% | 92 |
| Titus Park | Panama City | 51% | 31% | 381 |
| Breakfast Point East | Panama City Beach | 50% | 36% | 323 |
| College Station | Panama City | 47% | 30% | 122 |
| Sugar Sand | Mexico Beach | 46% | 8% | 65 |
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 Bay County.