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

Across 1289 Pasco County communities and 234,654 residential parcels on the 2025 Florida DOR roll, 63% of homes are homesteaded — the owner-occupancy proxy — and 37% are not; 10% are owned from out of state and 13% are held by an LLC, corporation or trust. Lakes/Sable Ridge is the most owner-occupied community in the county at 100%; Two Rivers the most investor-held at 0% homesteaded.

Most owner-occupied communities in Pasco County

CommunityCityHomesteadedNon-owner-occupiedParcelsBuilt (median)
Lakes/Sable RidgeLand O Lakes100%0%392000
Champions Club, The SienaTrinity97%3%342006
Riverchase SouthNew Port Richey97%3%341985
Siena At Champions ClubTrinity97%3%342006
MeadowoodNew Port Richey97%3%311980
Zephyr PlaceZephyrhills97%3%302022
Oaks WestLand O Lakes97%3%591990
Preservation/Pasco CountyLutz96%4%522020
sugar creekHudson96%4%491980
Virgil J GrimesSan Antonio96%4%472002
Seven Oaks Pcls S-13A&S-13BWesley Chapel95%5%412004
Del Webb Bexley- Active AdultLand O Lakes95%5%402021
Lakes At Sable RidgeLand O Lakes95%5%782001
WatergrassWesley Chapel94%6%362020
Preservation Of Pasco CountyLutz94%6%362020
Hyland FarmsDade City94%6%341998
Oak HollowHudson94%6%311987
WyndtreeNew Port Richey93%7%611995
Villages/Fox Hollow WestTrinity93%7%761996
Lake TakiaLand O Lakes93%7%452005
Lake Thomas PointeLand O Lakes93%7%452011
Gracewood At River RidgeNew Port Richey93%7%591993
Asturia AsturiaOdessa93%7%1172019
Chapel CreekZephyrhills93%7%872020
Mitchell Ranch SouthNew Port Richey93%7%562020

Most investor-held communities

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

CommunityCityHomesteadedNon-owner-occupiedLLC / trustParcels
Two RiversZephyrhills0%100%12%89
New Port Corners Phs 1A-1 & 1ANew Port Richey0%100%14%37
Valencia RidgeWesley Chapel0%100%2%280
Del Webb River ReserveSpring Hill0%100%100%154
New Port Corners VillasNew Port Richey0%100%14%56
Del Webb River Reserve New Port RicheySpring Hill0%100%100%105
timbergroveLutz0%100%84%141
New Port CornersNew Port Richey0%100%6%134
Shortgrass At Two RiversZephyrhills0%100%92%294
Vidas Way LegacyWesley Chapel0%100%89%64
Two Rivers Pcl B3Wesley Chapel0%100%83%95
Wyndfields Phases 2A1 And 2A2Wesley Chapel0%100%100%39
West Hill EstatesDade City0%100%90%40
Angeline Phases 4C And 4ELand O Lakes0%100%2%44
Timbergrove TownhomesLutz0%100%83%104
Archer At Two RiversZephyrhills0%100%100%59
pendleton at chapel crossingsWesley Chapel0%100%55%113
New Port Corners AaNew Port Richey0%100%16%154
New Port Corners - Active AdultNew Port Richey0%100%14%57
Palm WindHudson0%100%55%172
2 rivers pcl c1aZephyrhills0%100%100%171
Emerald FieldsHudson0%100%87%61
New Port CornerNew Port Richey0%100%24%66
the preserve at legends pointeHudson0%100%100%85
Townes At Arbors At WiregrassWesley Chapel0%100%74%43

Most out-of-state owners

CommunityCityOut-of-stateHomesteadedParcels
Angeline Phases 4C And 4ELand O Lakes98%0%44
New Port CornersNew Port Richey93%0%134
Emerald FieldsHudson88%0%61
Two RiversZephyrhills88%0%89
Two Rivers EastZephyrhills88%0%89
Wyndfields Phases 2A1 And 2A2Wesley Chapel87%0%39
New Port Corners Phs 1A-1 & 1ANew Port Richey86%0%37
New Port Corners VillasNew Port Richey86%0%56
New Port Corners Phases 1B-1 Active AdultNew Port Richey86%0%56
New Port Corners - Active AdultNew Port Richey84%0%57
Wood CreeckWesley Chapel84%0%79
Townes/GreenZephyrhills77%9%44
Townes On The GreenZephyrhills77%9%44
New Port Corners AaNew Port Richey75%0%154
New Port CornerNew Port Richey68%0%66

Highest LLC, corporate or trust ownership

CommunityCityLLC / trustHomesteadedParcels
Del Webb River ReserveSpring Hill100%0%154
Del Webb River Reserve New Port RicheySpring Hill100%0%105
Wyndfields Phases 2A1 And 2A2Wesley Chapel100%0%39
Archer At Two RiversZephyrhills100%0%59
2 rivers pcl c1aZephyrhills100%0%171
the preserve at legends pointeHudson100%0%85
Wood CreeckWesley Chapel100%0%79
Highland TrailsDade City99%0%172
Shortgrass At Two RiversZephyrhills92%0%294
West Hill EstatesDade City90%0%40
WyndfieldsWesley Chapel90%3%305
Vidas Way LegacyWesley Chapel89%0%64
Wiregrass At EsplanadeWesley Chapel88%0%108
Emerald FieldsHudson87%0%61
Hill Country EstatesDade City86%0%43

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, October 2026. Back to homes for sale in Pasco County.

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Common questions

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

About 63% of the 234,654 residential parcels in the 1289 communities tracked here are homesteaded, the state’s owner-occupancy proxy; roughly 37% are not owner-occupied.

Which Pasco County neighborhoods have the most investors?

Lowest homestead share: Two Rivers (0%), New Port Corners Phs 1A-1 & 1A (0%), Valencia Ridge (0%), Del Webb River Reserve (0%), New Port Corners Villas (0%), Del Webb River Reserve New Port Richey (0%).

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

About 10% of the tracked parcels have an owner mailing address outside Florida; the highest concentrations are Angeline Phases 4C And 4E, New Port Corners, Emerald Fields, Two Rivers.