Owner-Occupied vs Investor Neighborhoods in Bradford 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 Bradford County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 58 Bradford County communities and 6,113 residential parcels on the 2025 Florida DOR roll, 68% of homes are homesteaded — the owner-occupancy proxy — and 32% are not; 3% are owned from out of state and 10% are held by an LLC, corporation or trust. Country Estates is the most owner-occupied community in the county at 85%; Country Club Woods the most investor-held at 10% homesteaded.
Most owner-occupied communities in Bradford County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Country Estates | Starke | 85% | 15% | 48 | 1990 |
| Ari Woods | Keystone Heights | 85% | 15% | 46 | 1989 |
| Adams Replat | Keystone Heights | 84% | 16% | 32 | 1984 |
| Conerly Estates | Starke | 82% | 18% | 103 | 1998 |
| Breamwood Point | Starke | 81% | 19% | 31 | 1995 |
| Breamwood Lakeview | Starke | 81% | 19% | 31 | 1995 |
| Breamwood | Starke | 81% | 19% | 31 | 1995 |
| Green Acres | Starke | 80% | 20% | 80 | 1981 |
| Crystal Lake Homesites | Starke | 80% | 20% | 158 | 1989 |
| Keystone Oaks | Keystone Heights | 79% | 21% | 176 | 1988 |
| Dalewood | Starke | 78% | 22% | 97 | 1986 |
| Lake Geneva Estates | Melrose | 78% | 22% | 89 | 1986 |
| Geneva Oaks | Melrose | 78% | 22% | 89 | 1986 |
| Smokerise | Keystone Heights | 77% | 23% | 93 | 1983 |
| Keystone Club Estates | Keystone Heights | 76% | 24% | 275 | 1991 |
| Kce Replat | Keystone Heights | 75% | 25% | 101 | 1986 |
| Woodlawn | Lawtey | 75% | 25% | 120 | 1991 |
| Dowling Park | Starke | 74% | 26% | 72 | 1955 |
| Mt Pleasant | Keystone Heights | 74% | 26% | 113 | 1985 |
| Indian Beach | Melrose | 74% | 26% | 117 | 1986 |
| Geneva Springs Condo | Melrose | 74% | 26% | 117 | 1986 |
| **verifying Subd** | Starke | 73% | 27% | 194 | 1972 |
| Silver Ridge | Keystone Heights | 72% | 28% | 71 | 1985 |
| Saratoga Heights | Starke | 72% | 28% | 151 | 1959 |
| Casa Del Forest | Starke | 71% | 29% | 49 | 1982 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Country Club Woods | Starke | 10% | 90% | 70% | 50 |
| Pumpkin Patch | Melrose | 40% | 60% | 31% | 35 |
| Cypress Beach | Melrose | 40% | 60% | 31% | 35 |
| Gaskins | Starke | 43% | 57% | 17% | 30 |
| Dowling | Starke | 43% | 57% | 17% | 30 |
| Sampson Lake Villas | Starke | 48% | 52% | 2% | 42 |
| Deerfoot Trail | Starke | 48% | 52% | 2% | 42 |
| Blanding | Starke | 49% | 51% | 22% | 83 |
| Temples | Starke | 51% | 49% | 23% | 61 |
| Hampton | Hampton | 56% | 44% | 10% | 48 |
| Crosby Lake Shores | Starke | 57% | 43% | 9% | 108 |
| Great Oaks | Starke | 58% | 42% | 33% | 64 |
| Crosby Lake Inlet | Starke | 58% | 42% | 13% | 31 |
| Sampson Lake | Starke | 58% | 42% | 5% | 115 |
| Knights | Starke | 60% | 40% | 12% | 67 |
| Ward City | Brooker | 60% | 40% | 11% | 63 |
| Keystone Oaks South | Keystone Heights | 63% | 37% | 17% | 46 |
| Lakeside | Keystone Heights | 63% | 37% | 17% | 46 |
| Bradford Heights | Starke | 63% | 37% | 12% | 57 |
| Pinehaven | Starke | 64% | 36% | 11% | 44 |
| Pinehurst | Starke | 64% | 36% | 9% | 75 |
| Southern Oaks | Keystone Heights | 64% | 36% | 0% | 39 |
| Starke | Starke | 64% | 36% | 9% | 1,168 |
| Santa Fe Shores | Melrose | 64% | 36% | 14% | 228 |
| New Hampton Beach | Hampton | 65% | 35% | 11% | 112 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Country Club Woods | Starke | 66% | 10% | 50 |
| Crosby Lake Inlet | Starke | 10% | 58% | 31 |
| Bradford Heights | Starke | 9% | 63% | 57 |
| Plum Valley Harbor | Keystone Heights | 8% | 71% | 59 |
| Pinehurst | Starke | 7% | 64% | 75 |
| Temples | Starke | 7% | 51% | 61 |
| Pumpkin Patch | Melrose | 6% | 40% | 35 |
| Cypress Beach | Melrose | 6% | 40% | 35 |
| Eastwood | Starke | 5% | 69% | 39 |
| Eastwood Unrecorded | Starke | 5% | 69% | 39 |
| Santa Fe Shores | Melrose | 5% | 64% | 228 |
| Blanding | Starke | 5% | 49% | 83 |
| Knights | Starke | 4% | 60% | 67 |
| Ari Woods | Keystone Heights | 4% | 85% | 46 |
| Indian Beach | Melrose | 4% | 74% | 117 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Country Club Woods | Starke | 70% | 10% | 50 |
| Great Oaks | Starke | 33% | 58% | 64 |
| Pumpkin Patch | Melrose | 31% | 40% | 35 |
| Cypress Beach | Melrose | 31% | 40% | 35 |
| Temples | Starke | 23% | 51% | 61 |
| Blanding | Starke | 22% | 49% | 83 |
| Parkwood | Starke | 21% | 68% | 159 |
| Keystone Oaks South | Keystone Heights | 17% | 63% | 46 |
| Lakeside | Keystone Heights | 17% | 63% | 46 |
| Gaskins | Starke | 17% | 43% | 30 |
| Dowling | Starke | 17% | 43% | 30 |
| Dowling Park | Starke | 14% | 74% | 72 |
| Santa Fe Shores | Melrose | 14% | 64% | 228 |
| Lake Geneva Estates | Melrose | 14% | 78% | 89 |
| Geneva Oaks | Melrose | 14% | 78% | 89 |
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 Bradford County.