Owner-Occupied vs Investor Neighborhoods in Clay 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 Clay County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 512 Clay County communities and 80,515 residential parcels on the 2025 Florida DOR roll, 61% of homes are homesteaded — the owner-occupancy proxy — and 39% are not; 10% are owned from out of state and 10% are held by an LLC, corporation or trust. Birdwood is the most owner-occupied community in the county at 93%; Rookery the most investor-held at 0% homesteaded.
Most owner-occupied communities in Clay County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Birdwood | Orange Park | 93% | 7% | 61 | 1977 |
| Osprey Bluff | Orange Park | 92% | 8% | 39 | 1986 |
| Ashebourne | Orange Park | 92% | 8% | 48 | 1988 |
| Hibernia Plantation | Fleming Island | 91% | 9% | 80 | 1993 |
| Ashbourne | Orange Park | 91% | 9% | 33 | 1988 |
| Hidden Oaks | Middleburg | 91% | 9% | 32 | 2003 |
| Eagle Cove | Fleming Island | 90% | 10% | 41 | 2010 |
| Waterford Landing | Orange Park | 90% | 10% | 105 | 1996 |
| River Ranch Estates | Green Cove Springs | 89% | 11% | 66 | 1993 |
| Stoney Glen | Orange Park | 89% | 11% | 55 | 2002 |
| Park West | Orange Park | 89% | 11% | 98 | 1977 |
| Hibernia Links | Fleming Island | 89% | 11% | 44 | 1985 |
| Woodlake | Orange Park | 88% | 12% | 50 | 1994 |
| Fiddlers Ridge | Orange Park | 87% | 13% | 90 | 1995 |
| Pace Gardens | Fleming Island | 87% | 13% | 164 | 1995 |
| The Glades | Middleburg | 86% | 14% | 52 | 2001 |
| Southbrook | Orange Park | 86% | 14% | 140 | 2000 |
| Cypress Springs | Orange Park | 86% | 14% | 51 | 1979 |
| Waters Edge | Orange Park | 86% | 14% | 137 | 2001 |
| Commodore Point | Orange Park | 86% | 14% | 43 | 1995 |
| Deer Run | Orange Park | 86% | 14% | 35 | 1983 |
| Forest Oaks | Orange Park | 86% | 14% | 35 | 1983 |
| Hawks Nest | Orange Park | 85% | 15% | 80 | 1999 |
| The Forest | Orange Park | 85% | 15% | 60 | 1983 |
| The Springs | Orange Park | 85% | 15% | 78 | 1979 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Rookery | Green Cove Springs | 0% | 100% | 96% | 331 |
| Murray Farms | Middleburg | 0% | 100% | 100% | 87 |
| The Landing at Branan Field | Middleburg | 0% | 100% | 50% | 48 |
| Atlantis Point | Middleburg | 0% | 100% | 78% | 138 |
| Corsair | Middleburg | 0% | 100% | 92% | 36 |
| Amberly | Green Cove Springs | 0% | 100% | 97% | 87 |
| Holstein Crossing | Green Cove Springs | 0% | 100% | 89% | 182 |
| Jennings Farm | Middleburg | 2% | 98% | 74% | 249 |
| Sandridge Hills | Green Cove Springs | 3% | 97% | 79% | 109 |
| Townhomes of Holly Cove | Orange Park | 3% | 97% | 22% | 101 |
| Hyland Trail | Green Cove Springs | 6% | 94% | 64% | 269 |
| Edenbrooke At Hyland Trails At Creekview Trail | Green Cove Springs | 6% | 94% | 80% | 174 |
| St Johns Mobile Home Village | Green Cove Springs | 14% | 86% | 2% | 43 |
| Bella Lago | Green Cove Springs | 19% | 81% | 55% | 210 |
| Highridge Estates | Keystone Heights | 20% | 80% | 17% | 264 |
| Double Branch | Middleburg | 29% | 71% | 35% | 136 |
| Big Tree Lakes | Keystone Heights | 31% | 69% | 4% | 296 |
| Anabelle Island | Green Cove Springs | 34% | 66% | 46% | 272 |
| Bayard | Green Cove Springs | 36% | 64% | 15% | 39 |
| Long Bay | Middleburg | 37% | 63% | 13% | 124 |
| Pebble Creek At Oak Leaf | Orange Park | 38% | 62% | 24% | 178 |
| Clay Shores | Keystone Heights | 39% | 61% | 9% | 46 |
| Oak Lake Estates | Keystone Heights | 39% | 61% | 6% | 99 |
| Pebble Creek At Oak Leaf | Jacksonville | 40% | 60% | 24% | 226 |
| Wilford Preserve | Orange Park | 40% | 60% | 33% | 573 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Jennings Farm | Middleburg | 59% | 2% | 249 |
| Townhomes of Holly Cove | Orange Park | 50% | 3% | 101 |
| Atlantis Point | Middleburg | 47% | 0% | 138 |
| Brittainy Bluff | Orange Park | 42% | 54% | 48 |
| Brittany Bluff | Orange Park | 42% | 54% | 48 |
| Bella Lago | Green Cove Springs | 40% | 19% | 210 |
| Pebble Creek At Oak Leaf | Orange Park | 39% | 38% | 178 |
| Secret Harbor | Orange Park | 37% | 44% | 43 |
| Pebble Creek At Oak Leaf | Jacksonville | 37% | 40% | 226 |
| Double Branch | Middleburg | 36% | 29% | 136 |
| Kindle Wood | Middleburg | 36% | 46% | 142 |
| Summerbrook | Middleburg | 33% | 48% | 101 |
| Hunters Trace | Middleburg | 32% | 52% | 71 |
| Hunters | Middleburg | 32% | 52% | 71 |
| Mayfield | Middleburg | 32% | 49% | 299 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Murray Farms | Middleburg | 100% | 0% | 87 |
| Amberly | Green Cove Springs | 97% | 0% | 87 |
| Rookery | Green Cove Springs | 96% | 0% | 331 |
| Corsair | Middleburg | 92% | 0% | 36 |
| Holstein Crossing | Green Cove Springs | 89% | 0% | 182 |
| Edenbrooke At Hyland Trails At Creekview Trail | Green Cove Springs | 80% | 6% | 174 |
| Sandridge Hills | Green Cove Springs | 79% | 3% | 109 |
| Atlantis Point | Middleburg | 78% | 0% | 138 |
| Jennings Farm | Middleburg | 74% | 2% | 249 |
| Hyland Trail | Green Cove Springs | 64% | 6% | 269 |
| Bella Lago | Green Cove Springs | 55% | 19% | 210 |
| The Landing at Branan Field | Middleburg | 50% | 0% | 48 |
| Anabelle Island | Green Cove Springs | 46% | 34% | 272 |
| Double Branch | Middleburg | 35% | 29% | 136 |
| Wilford Preserve | Orange Park | 33% | 40% | 573 |
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 Clay County.