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Owner-Occupied vs Investor Neighborhoods in Duval 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 Duval County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.

Across 1883 Duval County communities and 399,961 residential parcels on the 2025 Florida DOR roll, 57% of homes are homesteaded — the owner-occupancy proxy — and 43% are not; 9% are owned from out of state and 16% are held by an LLC, corporation or trust. Miller Oaks is the most owner-occupied community in the county at 100%; Bellbrooke the most investor-held at 0% homesteaded.

Most owner-occupied communities in Duval County

CommunityCityHomesteadedNon-owner-occupiedParcelsBuilt (median)
Miller OaksJacksonville100%0%431967
WeschesterJacksonville100%0%611991
Chandler OaksJacksonville100%0%562000
NorthlakeJacksonville100%0%401997
Reds GaitJacksonville100%0%412005
Marsh SoundJacksonville98%2%571998
Egrets CoveJacksonville98%2%462016
Mandarin RidgeJacksonville98%2%422000
Quail RoostJacksonville97%3%391987
Wellhouse EstatesJacksonville97%3%1152003
Skylark RidgeJacksonville97%3%352003
Tymber HammockJacksonville97%3%341985
Tierra VerdeJacksonville97%3%351986
Oldfield Creek EstatesJacksonville97%3%301991
SeasprayAtlantic Beach97%3%301980
ChasewoodJacksonville96%4%571994
Wyndam ForestJacksonville96%4%461990
Royal PointJacksonville96%4%451992
The SpringsJacksonville96%4%441992
St Johns LandingJacksonville95%5%431994
HeronviewJacksonville95%5%641994
Worthington GlenJacksonville95%5%401989
Angel LakesJacksonville95%5%592006
The HillsJacksonville95%5%371979
Tacito CreekJacksonville94%6%361994

Most investor-held communities

Lowest homestead share — rentals, second homes and flips concentrate here.

CommunityCityHomesteadedNon-owner-occupiedLLC / trustParcels
BellbrookeJacksonville0%100%56%45
Hansen CreekJacksonville0%100%100%82
Old Kings TrailJacksonville0%100%85%98
Sabal Terrace TownhomesJacksonville0%100%98%60
Hawkes MeadowJacksonville2%98%75%68
Kings PreserveJacksonville2%98%67%172
Harts Ridge WestJacksonville2%98%68%54
Coopers MeadowsJacksonville3%97%78%109
Carolines CourtJacksonville3%97%66%32
Cedar CreekJacksonville6%94%77%189
BrooklynJacksonville6%94%41%34
WingateJacksonville6%94%64%50
Johnson Commons TownhomesJacksonville12%88%63%91
RaynorJacksonville13%87%42%31
ElkinsJacksonville13%87%39%31
HildebrantJacksonville14%86%34%131
West EndJacksonville14%86%26%58
Kayes HideawayJacksonville14%86%67%36
Timmermans WalkJacksonville16%84%31%45
WoodlandJacksonville16%84%32%38
Villas at Bishop OaksJacksonville17%83%0%100
Patriots LandingJacksonville18%82%65%34
Washington HeightsJacksonville18%82%28%570
Mcgirts Village WestJacksonville18%82%41%186
Standish PlaceJacksonville18%82%28%39

Most out-of-state owners

CommunityCityOut-of-stateHomesteadedParcels
Kayes HideawayJacksonville75%14%36
Margarets LandingJacksonville69%26%61
Timmermans WalkJacksonville67%16%45
Mcgirts Village WestJacksonville61%18%186
Willow GroveJacksonville60%29%35
Villas at Bishop OaksJacksonville59%17%100
Forest HideawayJacksonville51%43%35
Lauren OaksJacksonville51%34%55
Hampton WestJacksonville50%43%164
Villages Of WestportJacksonville48%42%400
EtownJacksonville45%28%156
Kings PreserveJacksonville42%2%172
Hardwick FarmsJacksonville41%21%196
Landings at Pecan ParkJacksonville40%22%363
Carolines CourtJacksonville38%3%32

Highest LLC, corporate or trust ownership

CommunityCityLLC / trustHomesteadedParcels
Hansen CreekJacksonville100%0%82
Sabal Terrace TownhomesJacksonville98%0%60
Old Kings TrailJacksonville85%0%98
Coopers MeadowsJacksonville78%3%109
Cedar CreekJacksonville77%6%189
Hawkes MeadowJacksonville75%2%68
Harts Ridge WestJacksonville68%2%54
Kings PreserveJacksonville67%2%172
Kayes HideawayJacksonville67%14%36
Carolines CourtJacksonville66%3%32
Patriots LandingJacksonville65%18%34
WingateJacksonville64%6%50
Johnson Commons TownhomesJacksonville63%12%91
Margarets LandingJacksonville56%26%61
BellbrookeJacksonville56%0%45

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 Duval County.

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Common questions

What share of homes in Duval County are owner-occupied?

About 57% of the 399,961 residential parcels in the 1883 communities tracked here are homesteaded, the state’s owner-occupancy proxy; roughly 43% are not owner-occupied.

Which Duval County neighborhoods have the most investors?

Lowest homestead share: Bellbrooke (0%), Hansen Creek (0%), Old Kings Trail (0%), Sabal Terrace Townhomes (0%), Hawkes Meadow (2%), Kings Preserve (2%).

How many Duval County homes are owned from out of state?

About 9% of the tracked parcels have an owner mailing address outside Florida; the highest concentrations are Kayes Hideaway, Margarets Landing, Timmermans Walk, Mcgirts Village West.