Owner-Occupied vs Investor Neighborhoods in Orange 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 Orange County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 2935 Orange County communities and 476,059 residential parcels on the 2025 Florida DOR roll, 62% of homes are homesteaded — the owner-occupancy proxy — and 38% are not; 100% are owned from out of state and 13% are held by an LLC, corporation or trust. Foxborough is the most owner-occupied community in the county at 97%; Crossroads/Kelly Park the most investor-held at 0% homesteaded.
Most owner-occupied communities in Orange County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Foxborough | Apopka | 97% | 3% | 34 | 1979 |
| Estates At Sweetwater Golf And Country Club | Apopka | 97% | 3% | 63 | 2018 |
| Retreat At Lake Bosse | Orlando | 97% | 3% | 30 | 2016 |
| Retreat/Lake Bosse | Orlando | 97% | 3% | 30 | 2016 |
| Southern Belle | Orlando | 96% | 4% | 57 | 1971 |
| Wynstone Park | Ocoee | 96% | 4% | 51 | 1992 |
| Crown Point Woods | Ocoee | 96% | 4% | 50 | 1988 |
| Estates Sweetwater Golf Coun | Apopka | 96% | 4% | 69 | 2018 |
| Spring Hollow | Apopka | 95% | 5% | 77 | 1990 |
| Windsor Place | Belle Isle | 95% | 5% | 149 | 1994 |
| Tuscany | Winter Garden | 95% | 5% | 93 | 1997 |
| greater country estates | Mount Dora | 94% | 6% | 90 | 2006 |
| Merion Pointe | Orlando | 94% | 6% | 52 | 1999 |
| Bel Air Shores | Orlando | 94% | 6% | 50 | 1958 |
| Dommerich | Maitland | 94% | 6% | 97 | 1965 |
| Riversbend | Orlando | 94% | 6% | 79 | 1996 |
| Brighton Woods | Orlando | 94% | 6% | 92 | 1994 |
| Terra Place | Maitland | 93% | 7% | 30 | 1984 |
| Maitland Grove | Maitland | 93% | 7% | 58 | 1975 |
| Sevilla | Winter Park | 93% | 7% | 58 | 1973 |
| Sand Pines | Orlando | 93% | 7% | 87 | 1987 |
| Cove At Lake Mira | Orlando | 93% | 7% | 71 | 1982 |
| Wesmere / Brookhaven Oaks | Ocoee | 93% | 7% | 70 | 1997 |
| Wekiva Landing | Apopka | 93% | 7% | 70 | 1989 |
| Maitland Highlands | Maitland | 93% | 7% | 41 | 1970 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Crossroads/Kelly Park | Apopka | 0% | 100% | 85% | 118 |
| Thompson Road Townhomes | Apopka | 0% | 100% | 92% | 94 |
| Oakview | Apopka | 0% | 100% | 93% | 121 |
| Solace/Corner Lake | Orlando | 0% | 100% | 100% | 34 |
| Crossroads At Kelly Park | Apopka | 0% | 100% | 86% | 270 |
| The Cove At Nona Sound | Orlando | 0% | 100% | 90% | 97 |
| Eden Crest | Apopka | 0% | 100% | 100% | 192 |
| foothills preserve | Mount Dora | 0% | 100% | 42% | 43 |
| Solace At Corner Lake | Orlando | 0% | 100% | 100% | 47 |
| Lakeview Village Estates | Winter Garden | 0% | 100% | 82% | 49 |
| Grove At The Harvest District | Oakland | 0% | 100% | 53% | 47 |
| Kelly Park | Apopka | 0% | 100% | 83% | 148 |
| Willow Run | Apopka | 0% | 100% | 93% | 56 |
| Silverleaf Oaks/Hamlin | Winter Garden | 0% | 100% | 61% | 51 |
| Thompson Village | Apopka | 0% | 100% | 92% | 94 |
| Acuera Estates | Apopka | 0% | 100% | 88% | 52 |
| Winter Grove | Winter Garden | 0% | 100% | 85% | 46 |
| Parkview Hamlin | Winter Garden | 0% | 100% | 57% | 113 |
| Silverleaf Oaks | Winter Garden | 0% | 100% | 50% | 101 |
| Winter Grove | Winter Garden | 0% | 100% | 78% | 82 |
| Paradiso Grande | Orlando | 0% | 100% | 43% | 370 |
| Harvest At Ovation | Winter Garden | 0% | 100% | 91% | 33 |
| Crossroads At Kelly Park 52'S | Apopka | 0% | 100% | 85% | 118 |
| Nona West | Orlando | 0% | 100% | 99% | 172 |
| Palms At Windermere | Windermere | 0% | 100% | 61% | 57 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Lake Ridge Village | Orlando | 100% | 65% | 156 |
| Countryside | Orlando | 100% | 56% | 153 |
| Olympia Heights Annex | Winter Park | 100% | 41% | 138 |
| Estates At Sawgrass Plantation | Orlando | 100% | 78% | 127 |
| Kelso On Lake Butler | Windermere | 100% | 71% | 194 |
| Emerald Ridge H | Winter Garden | 100% | 67% | 146 |
| biltmore shores | Orlando | 100% | 59% | 451 |
| Mondrian/Winter Park Townhomes | Winter Park | 100% | 33% | 30 |
| Lake Mc Coy Forest | Apopka | 100% | 92% | 37 |
| Long Lake Villas | Orlando | 100% | 24% | 150 |
| Laureate Park At Lake Nona | Orlando | 100% | 54% | 1,118 |
| Holden Estates | Orlando | 100% | 73% | 62 |
| Stuart Homes | Orlando | 100% | 56% | 98 |
| Ocoee Lndgs | Ocoee | 100% | 79% | 52 |
| Holly Street | Mount Dora | 100% | 58% | 108 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Solace/Corner Lake | Orlando | 100% | 0% | 34 |
| Solace At Corner Lake | Orlando | 100% | 0% | 47 |
| Eden Crest Community | Apopka | 100% | 0% | 119 |
| Eden Crest | Apopka | 100% | 0% | 192 |
| Nona West | Orlando | 99% | 0% | 172 |
| Oakview | Apopka | 93% | 0% | 121 |
| Willow Run | Apopka | 93% | 0% | 56 |
| Thompson Road Townhomes | Apopka | 92% | 0% | 94 |
| Thompson Village | Apopka | 92% | 0% | 94 |
| Thompson Road Townhomes | Apopka | 92% | 0% | 94 |
| Harvest At Ovation | Winter Garden | 91% | 0% | 33 |
| The Cove At Nona Sound | Orlando | 90% | 0% | 97 |
| Acuera Estates | Apopka | 88% | 0% | 52 |
| Estates At Nona Sound | Orlando | 88% | 0% | 33 |
| Crossroads At Kelly Park | Apopka | 86% | 0% | 270 |
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 Orange County.