Owner-Occupied vs Investor Neighborhoods in Lee 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 Lee County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 410 Lee County communities and 69,243 residential parcels on the 2025 Florida DOR roll, 51% of homes are homesteaded — the owner-occupancy proxy — and 49% are not; 23% are owned from out of state and 12% are held by an LLC, corporation or trust. Bristol Parc is the most owner-occupied community in the county at 88%; Bayside Villas the most investor-held at 0% homesteaded.
Most owner-occupied communities in Lee County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Bristol Parc | Fort Myers | 88% | 12% | 69 | 1997 |
| Las Palmas | Fort Myers | 88% | 12% | 91 | 1985 |
| Banyan Cove | Estero | 88% | 12% | 65 | 1990 |
| Riverside | Fort Myers | 87% | 13% | 39 | 1958 |
| Tanglewood | Fort Myers | 86% | 14% | 52 | 1970 |
| Blackhawk | Fort Myers | 85% | 15% | 40 | 2001 |
| Coronado Moors | Fort Myers | 84% | 16% | 74 | 1976 |
| Trafalgar Woods | Cape Coral | 84% | 16% | 49 | 1998 |
| The Villages Of Sandel Wood | Fort Myers | 83% | 17% | 30 | 2002 |
| Willow Creek | North Fort Myers | 83% | 17% | 106 | 1993 |
| Heatherwood Lakes | Cape Coral | 83% | 17% | 129 | 2005 |
| Cypress Preserve | Fort Myers | 83% | 17% | 82 | 2001 |
| Mcgregor Woods | Fort Myers | 82% | 18% | 78 | 1982 |
| Caloosa Creek | Fort Myers | 82% | 18% | 94 | 2005 |
| Seminole Estates | Fort Myers | 82% | 18% | 66 | 1959 |
| Tidewater Island | Fort Myers | 82% | 18% | 54 | 1999 |
| Danforth Lakes | Fort Myers | 81% | 19% | 86 | 2003 |
| Eagle Reserve | Fort Myers | 81% | 19% | 86 | 2020 |
| Mirada | Fort Myers | 81% | 19% | 79 | 2018 |
| Plantation Preserve | Fort Myers | 81% | 19% | 135 | 2003 |
| Eagle Pointe | Fort Myers | 81% | 19% | 124 | 1993 |
| Country Lakes | Fort Myers | 80% | 20% | 41 | 1989 |
| Remington Oaks | Fort Myers | 80% | 20% | 61 | 2021 |
| Carena | Fort Myers | 80% | 20% | 126 | 2013 |
| Veridian | Fort Myers | 80% | 20% | 35 | 2007 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Bayside Villas | Captiva | 0% | 100% | 28% | 102 |
| Whispering Lakes | Lehigh Acres | 0% | 100% | 96% | 161 |
| Gulf Beach Villas | Captiva | 0% | 100% | 28% | 40 |
| Bentley Crossing | Fort Myers | 0% | 100% | 96% | 132 |
| Bonita Del Sol | Bonita Springs | 0% | 100% | 22% | 95 |
| Valencia Harbor | Fort Myers | 0% | 100% | 100% | 179 |
| Solis Grande | Bonita Springs | 0% | 100% | 77% | 104 |
| Sandy Key | Fort Myers | 0% | 100% | 28% | 40 |
| Hemingway Pointe | Fort Myers | 0% | 100% | 94% | 91 |
| Beach Villas Condo | Captiva | 1% | 99% | 25% | 120 |
| Beach Homes | Captiva | 3% | 97% | 46% | 33 |
| Asher Park | Lehigh Acres | 5% | 95% | 59% | 154 |
| Captiva Beach | Captiva | 7% | 93% | 38% | 55 |
| Messina At Miromar Lakes | Miromar Lakes | 8% | 92% | 86% | 51 |
| Lands Ends Village Condo | Captiva | 10% | 90% | 44% | 69 |
| Bayshore Ranch | North Fort Myers | 12% | 88% | 50% | 113 |
| Terrawalk | Alva | 14% | 86% | 56% | 165 |
| Cypress Bend RV Resort | Estero | 14% | 86% | 0% | 49 |
| Orange Harbor Mobile Home Park | Fort Myers | 15% | 85% | 49% | 275 |
| Parkway Preserve | Fort Myers | 16% | 84% | 58% | 116 |
| Twin Lake Estates | Lehigh Acres | 18% | 82% | 23% | 313 |
| Watson W W | Fort Myers Beach | 19% | 81% | 37% | 43 |
| Ibis Landing | Lehigh Acres | 19% | 81% | 34% | 365 |
| Iona Gardens | Fort Myers | 20% | 80% | 14% | 35 |
| Savanna Lakes | Lehigh Acres | 20% | 80% | 57% | 332 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Captiva Beach | Captiva | 80% | 7% | 55 |
| Gulf Beach Villas | Captiva | 78% | 0% | 40 |
| Beach Villas Condo | Captiva | 74% | 1% | 120 |
| Beach Homes | Captiva | 73% | 3% | 33 |
| Sandy Key | Fort Myers | 72% | 0% | 40 |
| Lands Ends Village Condo | Captiva | 71% | 10% | 69 |
| Bayside Villas | Captiva | 71% | 0% | 102 |
| Fountain View RV Resort | North Fort Myers | 67% | 23% | 131 |
| Beach Estates | Fort Myers Beach | 66% | 25% | 44 |
| Corkscrew Woodlands | Estero | 65% | 30% | 40 |
| Kelly Greens | Fort Myers | 64% | 23% | 443 |
| Cypress Bend RV Resort | Estero | 63% | 14% | 49 |
| Limetree Park | Bonita Springs | 63% | 22% | 92 |
| Bayside Estates | Fort Myers Beach | 62% | 27% | 378 |
| Bonita Beach | Bonita Springs | 62% | 20% | 1,318 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Valencia Harbor | Fort Myers | 100% | 0% | 179 |
| Whispering Lakes | Lehigh Acres | 96% | 0% | 161 |
| Bentley Crossing | Fort Myers | 96% | 0% | 132 |
| Hemingway Pointe | Fort Myers | 94% | 0% | 91 |
| Messina At Miromar Lakes | Miromar Lakes | 86% | 8% | 51 |
| Solis Grande | Bonita Springs | 77% | 0% | 104 |
| Asher Park | Lehigh Acres | 59% | 5% | 154 |
| Parkway Preserve | Fort Myers | 58% | 16% | 116 |
| Savanna Lakes | Lehigh Acres | 57% | 20% | 332 |
| Terrawalk | Alva | 56% | 14% | 165 |
| Bayshore Ranch | North Fort Myers | 50% | 12% | 113 |
| Orange Harbor Mobile Home Park | Fort Myers | 49% | 15% | 275 |
| Crane Landing | North Fort Myers | 47% | 25% | 520 |
| Beach Homes | Captiva | 46% | 3% | 33 |
| Lands Ends Village Condo | Captiva | 44% | 10% | 69 |
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 Lee County.