Owner-Occupied vs Investor Neighborhoods in Broward 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 Broward County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 470 Broward County communities and 160,293 residential parcels on the 2025 Florida DOR roll, 65% of homes are homesteaded — the owner-occupancy proxy — and 35% are not; 100% are owned from out of state and 11% are held by an LLC, corporation or trust. Forest Ridge The Hollow is the most owner-occupied community in the county at 98%; Tiffany House the most investor-held at 10% homesteaded.
Most owner-occupied communities in Broward County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Forest Ridge The Hollow | Davie | 98% | 2% | 45 | 1997 |
| Flamingo | Davie | 98% | 2% | 44 | 2006 |
| Orchid Island | Weston | 96% | 4% | 70 | 1992 |
| Seligman-Kia Acres | Pembroke Pines | 95% | 5% | 84 | 1994 |
| Pine Lake Ridge | Davie | 95% | 5% | 129 | 1987 |
| Oak Knoll | Davie | 95% | 5% | 129 | 1987 |
| Stoneridge Lake Estates | Pembroke Pines | 94% | 6% | 207 | 1996 |
| Estates Of Stirling Lake | Davie | 94% | 6% | 156 | 1994 |
| Stoneridge Lake Estates P | Pembroke Pines | 94% | 6% | 192 | 1996 |
| Grove Creek Ranches | Davie | 94% | 6% | 96 | 2005 |
| Stoneridge Lake Estates | Fort Lauderdale | 93% | 7% | 89 | 1996 |
| Falcons Lea | Davie | 93% | 7% | 59 | 1987 |
| Long Lake Ranches | Davie | 93% | 7% | 101 | 2005 |
| Country Isles -Captiva Cay | Weston | 93% | 7% | 82 | 1994 |
| Hawkes Bluff Too | Davie | 92% | 8% | 91 | 1989 |
| Shenandoah | Davie | 92% | 8% | 239 | 1988 |
| Hawkes Bluff | Davie | 92% | 8% | 292 | 1989 |
| The Preserve At Chapel Tra | Pembroke Pines | 92% | 8% | 60 | 1991 |
| Forest Ridge Single Family | Davie | 92% | 8% | 47 | 1991 |
| The Ridge On Nob Hill | Davie | 91% | 9% | 174 | 1999 |
| The Knolls | Hollywood | 90% | 10% | 256 | 1974 |
| Woods Of Rolling Hills | Davie | 90% | 10% | 70 | 1984 |
| Carlton Estates | Davie | 90% | 10% | 30 | 1995 |
| Buckram Oak Farm | Davie | 90% | 10% | 86 | 2000 |
| Carlton Ranches | Davie | 90% | 10% | 38 | 1995 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Tiffany House | Fort Lauderdale | 10% | 90% | 48% | 129 |
| Reflections At Pembroke P | Pembroke Pines | 14% | 86% | 46% | 309 |
| Residences On Hollywood Beach | Hollywood | 18% | 82% | 20% | 534 |
| Everglade Land Sales Co F | Fort Lauderdale | 21% | 79% | 37% | 112 |
| Cobblestone | Pembroke Pines | 23% | 77% | 31% | 48 |
| Waterside On The Intracoastal | Fort Lauderdale | 23% | 77% | 22% | 60 |
| Lauderdale By The Sea | Fort Lauderdale | 26% | 74% | 14% | 413 |
| Hollywood | Hollywood | 27% | 73% | 52% | 90 |
| Hollywood South Side | Hollywood | 27% | 73% | 38% | 224 |
| Hillsboro Shores Executive | Pompano Beach | 27% | 73% | 23% | 137 |
| Rolling Hills Golf And Te | Davie | 29% | 71% | 25% | 142 |
| Broward Gardens | Fort Lauderdale | 30% | 70% | 30% | 56 |
| Picket Lane | Fort Lauderdale | 32% | 68% | 52% | 44 |
| Sector 8 9 & 10 Plat(Blks | Weston | 33% | 67% | 26% | 110 |
| Courtyard Grove | Weston | 33% | 67% | 26% | 110 |
| Courtyard Homes At The Grove | Weston | 33% | 67% | 26% | 110 |
| Coconuts At Bonaventure | Weston | 33% | 67% | 26% | 201 |
| Seaboard Highlands | Pompano Beach | 33% | 67% | 15% | 111 |
| Courtyard At The Grove | Weston | 34% | 66% | 25% | 232 |
| Sector 8 9 & 10 Plat(Blk | Weston | 34% | 66% | 25% | 76 |
| Coconuts | Weston | 35% | 65% | 27% | 126 |
| Oak Ridge Park Amen | Hollywood | 35% | 65% | 23% | 612 |
| Hollywood Lawns | Hollywood | 36% | 64% | 18% | 134 |
| Poinsetta Park | Hollywood | 36% | 64% | 18% | 134 |
| Cranston Terrace | Hollywood | 38% | 62% | 24% | 802 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Laurel Ridge | Weston | 100% | 80% | 100 |
| Pine Island Lakes Townhome | Davie | 100% | 76% | 98 |
| Hollywood Golf Estates | Hollywood | 100% | 60% | 168 |
| The Lakes - Verona Lake | Weston | 100% | 80% | 97 |
| Everglade Land Sales Co F | Fort Lauderdale | 100% | 21% | 112 |
| Bonaventure | Weston | 100% | 51% | 523 |
| Paragon Centre | Davie | 100% | 73% | 59 |
| Falcons Lea | Davie | 100% | 93% | 59 |
| Driftwood Heights | Hollywood | 100% | 72% | 287 |
| Watercrest-42 Acres | Pompano Beach | 100% | 87% | 128 |
| Heritage Lake Estates | Hollywood | 100% | 74% | 232 |
| Diamond Lake | Weston | 100% | 83% | 127 |
| Orangebrook Golf Estates | Hollywood | 100% | 73% | 357 |
| Forest Ridge - Oak Grove | Davie | 100% | 86% | 73 |
| Washington Park | Fort Lauderdale | 100% | 55% | 1,955 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Picket Lane | Fort Lauderdale | 52% | 32% | 44 |
| Hollywood | Hollywood | 52% | 27% | 90 |
| Tiffany House | Fort Lauderdale | 48% | 10% | 129 |
| Reflections At Pembroke P | Pembroke Pines | 46% | 14% | 309 |
| Hollywood South Side | Hollywood | 38% | 27% | 224 |
| Everglade Land Sales Co F | Fort Lauderdale | 37% | 21% | 112 |
| Spykes Grove | Davie | 33% | 55% | 285 |
| Hollywood Little Ranches | Hollywood | 32% | 42% | 1,668 |
| Central Golf | Hollywood | 32% | 51% | 530 |
| Cobblestone | Pembroke Pines | 31% | 23% | 48 |
| River Highlands Amen | Fort Lauderdale | 31% | 46% | 74 |
| Weston Estates | Weston | 31% | 39% | 120 |
| Broward Gardens | Fort Lauderdale | 30% | 30% | 56 |
| Venice | Fort Lauderdale | 29% | 45% | 38 |
| Rev Plat Of Lauderdale Manors | Fort Lauderdale | 28% | 44% | 148 |
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, November 2026. Back to homes for sale in Broward County.