Owner-Occupied vs Investor Neighborhoods in Osceola 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 Osceola County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 329 Osceola County communities and 87,296 residential parcels on the 2025 Florida DOR roll, 48% of homes are homesteaded — the owner-occupancy proxy — and 52% are not; 20% are owned from out of state and 20% are held by an LLC, corporation or trust. bay lake estates is the most owner-occupied community in the county at 95%; Westview 27 Villas the most investor-held at 0% homesteaded.
Most owner-occupied communities in Osceola County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| bay lake estates | St Cloud | 95% | 5% | 59 | 1990 |
| Bay Lake Ranch | St Cloud | 94% | 6% | 196 | 2001 |
| Hawks Nest | Kissimmee | 91% | 9% | 67 | 1999 |
| Reserve At Pine Tree | St Cloud | 90% | 10% | 83 | 2020 |
| Rustic Acres | Kissimmee | 88% | 12% | 96 | 1997 |
| Kings Point | Kissimmee | 88% | 12% | 173 | 1984 |
| Savanna Park | St Cloud | 88% | 12% | 34 | 1989 |
| Cane Brake | Kissimmee | 87% | 13% | 69 | 1990 |
| Stonewood Estates | St Cloud | 87% | 13% | 38 | 2017 |
| Regal Oak Shores | Kissimmee | 86% | 14% | 311 | 1985 |
| St Cloud Manor Village | St Cloud | 86% | 14% | 185 | 1988 |
| Sweetwood Estates | Kissimmee | 86% | 14% | 57 | 1978 |
| gramercy farms | St Cloud | 85% | 15% | 654 | 2019 |
| esprit | St Cloud | 85% | 15% | 517 | 2012 |
| Pleasant Hill Lakes | Kissimmee | 85% | 15% | 106 | 1991 |
| lake pointe | St Cloud | 85% | 15% | 137 | 2006 |
| Villages At Harmony | Harmony | 85% | 15% | 248 | 2022 |
| Hammock Pointe | St Cloud | 85% | 15% | 123 | 1999 |
| Harmony Nbhd O 1 Harmony | St Cloud | 84% | 16% | 64 | 2018 |
| Cypress Preserve | St Cloud | 84% | 16% | 83 | 2011 |
| villages at harmony | St Cloud | 84% | 16% | 339 | 2022 |
| Heather Oaks | Kissimmee | 84% | 16% | 100 | 1976 |
| Arrowhead Country Estates Unrec | St Cloud | 84% | 16% | 37 | 1988 |
| Indian Lakes | St Cloud | 84% | 16% | 239 | 2005 |
| Overlook Reserve | Kissimmee | 83% | 17% | 203 | 2019 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Westview 27 Villas | Kissimmee | 0% | 100% | 94% | 97 |
| Spectrum At Reunion | Reunion | 0% | 100% | 89% | 100 |
| Shingle Creek Estates | Kissimmee | 0% | 100% | 44% | 34 |
| Tyson Reserve | St Cloud | 0% | 100% | 100% | 52 |
| Spectrum At Reunion | Kissimmee | 0% | 100% | 89% | 100 |
| Ralston Reserve | St Cloud | 0% | 100% | 1% | 90 |
| esplanade at center lake ranch | St Cloud | 0% | 100% | 88% | 122 |
| Waters At Center Lake Ranch | St Cloud | 0% | 100% | 94% | 243 |
| Hawks Run | Kissimmee | 0% | 100% | 100% | 162 |
| The Landing S At Live Oak | St Cloud | 0% | 100% | 76% | 221 |
| Westview | Kissimmee | 0% | 100% | 80% | 195 |
| Soho At Lakeside Townhomes | Kissimmee | 0% | 100% | 12% | 95 |
| Center Lake On The Park | St Cloud | 0% | 100% | 91% | 241 |
| Aden South At Westview | Kissimmee | 0% | 100% | 37% | 81 |
| Crossprairie 50S | St Cloud | 0% | 100% | 0% | 100 |
| Weslyn Park | Saint Cloud | 0% | 100% | 87% | 284 |
| Estates At Hickory Cove | St Cloud | 0% | 100% | 12% | 233 |
| Westside Cay | Kissimmee | 0% | 100% | 91% | 44 |
| Cyrene At Harmony | St Cloud | 0% | 100% | 83% | 120 |
| Esplanade At Westview | Kissimmee | 0% | 100% | 92% | 242 |
| Windsor At Westside | Kissimmee | 1% | 99% | 40% | 719 |
| Windsor/Westside | Kissimmee | 1% | 99% | 39% | 804 |
| Magic Village | Kissimmee | 1% | 99% | 67% | 281 |
| Stoneybrook South North Pcl | Davenport | 1% | 99% | 52% | 377 |
| Magic Village Resort | Kissimmee | 1% | 99% | 70% | 196 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Crossprairie 50S | St Cloud | 100% | 0% | 100 |
| Crossprairie | St Cloud | 89% | 7% | 123 |
| windsor hills | Kissimmee | 77% | 1% | 539 |
| Westview | Kissimmee | 71% | 0% | 195 |
| HERITAGE CROSSING; A Condo | Reunion | 69% | 4% | 94 |
| Regal Oaks At Old Town | Kissimmee | 69% | 3% | 328 |
| VILLAS AT REUNION SQUARE Condo | Reunion | 68% | 8% | 73 |
| Emerald | Kissimmee | 68% | 8% | 261 |
| The Meadow At Crossprairie Townes | St Cloud | 68% | 5% | 146 |
| VENTURA AT WINDSOR HILLS Condo | Kissimmee | 67% | 2% | 262 |
| WINDSOR PALMS Condo | Kissimmee | 66% | 12% | 32 |
| Reunion West Village 3A Kissimmee | Reunion | 65% | 9% | 196 |
| Emerald Island Resort | Kissimmee | 65% | 8% | 722 |
| Wyndham Palms | Kissimmee | 64% | 10% | 276 |
| Rolling Oaks | Kissimmee | 64% | 4% | 666 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Tyson Reserve | St Cloud | 100% | 0% | 52 |
| Hawks Run | Kissimmee | 100% | 0% | 162 |
| Waters At Center Lake Ranch | St Cloud | 94% | 0% | 243 |
| Westview 27 Villas | Kissimmee | 94% | 0% | 97 |
| Esplanade At Westview | Kissimmee | 92% | 0% | 242 |
| Center Lake On The Park | St Cloud | 91% | 0% | 241 |
| Westside Cay | Kissimmee | 91% | 0% | 44 |
| Spectrum At Reunion | Reunion | 89% | 0% | 100 |
| Spectrum At Reunion | Kissimmee | 89% | 0% | 100 |
| esplanade at center lake ranch | St Cloud | 88% | 0% | 122 |
| Weslyn Park | Saint Cloud | 87% | 0% | 284 |
| Cyrene At Harmony | St Cloud | 83% | 0% | 120 |
| Westview | Kissimmee | 80% | 0% | 195 |
| Gardens At Lancaster Park | St Cloud | 78% | 2% | 65 |
| Evergreen Park | Kissimmee | 78% | 12% | 87 |
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 Osceola County.