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 1024 Pasco County communities and 164,377 residential parcels on the 2025 Florida DOR roll, 65% of homes are homesteaded — the owner-occupancy proxy — and 35% are not; 10% are owned from out of state and 12% 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
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Lakes/Sable Ridge | Land O Lakes | 100% | 0% | 39 | 2000 |
| Champions Club, The Siena | Trinity | 97% | 3% | 34 | 2006 |
| Riverchase South | New Port Richey | 97% | 3% | 34 | 1985 |
| Siena At Champions Club | Trinity | 97% | 3% | 34 | 2006 |
| Oak Glen | San Antonio | 97% | 3% | 70 | 2014 |
| Meadowood | New Port Richey | 97% | 3% | 31 | 1980 |
| sugar creek | Hudson | 96% | 4% | 49 | 1980 |
| Virgil J Grimes | San Antonio | 96% | 4% | 47 | 2002 |
| Seven Oaks Pcls S-13A&S-13B | Wesley Chapel | 95% | 5% | 41 | 2004 |
| Del Webb Bexley- Active Adult | Land O Lakes | 95% | 5% | 40 | 2021 |
| Lakes At Sable Ridge | Land O Lakes | 95% | 5% | 78 | 2001 |
| Gracewood At River Ridge | New Port Richey | 95% | 5% | 37 | 1993 |
| Watergrass | Wesley Chapel | 94% | 6% | 36 | 2020 |
| Preservation Of Pasco County | Lutz | 94% | 6% | 36 | 2020 |
| Hyland Farms | Dade City | 94% | 6% | 34 | 1998 |
| Oak Hollow | Hudson | 94% | 6% | 31 | 1987 |
| Wyndtree | New Port Richey | 93% | 7% | 61 | 1995 |
| Villages/Fox Hollow West | Trinity | 93% | 7% | 76 | 1996 |
| Lake Takia | Land O Lakes | 93% | 7% | 45 | 2005 |
| Lake Padgett Pines | Land O Lakes | 93% | 7% | 74 | 1990 |
| Asturia Asturia | Odessa | 93% | 7% | 117 | 2019 |
| Chapel Creek | Zephyrhills | 93% | 7% | 87 | 2020 |
| Mitchell Ranch South | New Port Richey | 93% | 7% | 56 | 2020 |
| Bayhead Landings | Dade City | 93% | 7% | 42 | 2001 |
| Grovewood Estates | Land O Lakes | 93% | 7% | 41 | 1990 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Two Rivers | Zephyrhills | 0% | 100% | 12% | 89 |
| Valencia Ridge | Wesley Chapel | 0% | 100% | 2% | 280 |
| Del Webb River Reserve | Spring Hill | 0% | 100% | 100% | 154 |
| New Port Corners Villas | New Port Richey | 0% | 100% | 14% | 56 |
| timbergrove | Lutz | 0% | 100% | 84% | 141 |
| New Port Corners | New Port Richey | 0% | 100% | 6% | 143 |
| Shortgrass At Two Rivers | Zephyrhills | 0% | 100% | 92% | 294 |
| Vidas Way Legacy | Wesley Chapel | 0% | 100% | 89% | 64 |
| Two Rivers Pcl B3 | Wesley Chapel | 0% | 100% | 83% | 95 |
| Angeline Phases 4C And 4E | Land O Lakes | 0% | 100% | 2% | 44 |
| Timbergrove Townhomes | Lutz | 0% | 100% | 83% | 104 |
| Archer At Two Rivers | Zephyrhills | 0% | 100% | 100% | 59 |
| pendleton at chapel crossings | Wesley Chapel | 0% | 100% | 55% | 113 |
| Esplanade/Wiregrass Ranch Phs | Wesley Chapel | 0% | 100% | 88% | 108 |
| Wyndfields | Wesley Chapel | 0% | 100% | 95% | 194 |
| Palm Wind | Hudson | 0% | 100% | 55% | 172 |
| 2 rivers pcl c1a | Zephyrhills | 0% | 100% | 100% | 171 |
| New Port Corner | New Port Richey | 0% | 100% | 24% | 66 |
| the preserve at legends pointe | Hudson | 0% | 100% | 100% | 85 |
| Vista Walk | Dade City | 0% | 100% | 84% | 136 |
| New Port Corners Phases 1B-1 Active Adult | New Port Richey | 0% | 100% | 14% | 56 |
| Bellamy Crossings | Dade City | 0% | 100% | 12% | 321 |
| Two Rivers | Zephyrhills | 0% | 100% | 59% | 44 |
| Two Rivers East | Zephyrhills | 0% | 100% | 12% | 89 |
| Wood Creeck | Wesley Chapel | 0% | 100% | 100% | 79 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Angeline Phases 4C And 4E | Land O Lakes | 98% | 0% | 44 |
| New Port Corners | New Port Richey | 94% | 0% | 143 |
| Two Rivers | Zephyrhills | 88% | 0% | 89 |
| Two Rivers East | Zephyrhills | 88% | 0% | 89 |
| New Port Corners Villas | New Port Richey | 86% | 0% | 56 |
| New Port Corners Phases 1B-1 Active Adult | New Port Richey | 86% | 0% | 56 |
| Wood Creeck | Wesley Chapel | 84% | 0% | 79 |
| Townes/Green | Zephyrhills | 77% | 9% | 44 |
| Townes On The Green | Zephyrhills | 77% | 9% | 44 |
| Wyndfields | Wesley Chapel | 72% | 0% | 194 |
| New Port Corner | New Port Richey | 68% | 0% | 66 |
| Bellamy Crossings | Dade City | 66% | 0% | 321 |
| Two Rivers Pcl C1A | Zephyrhills | 59% | 1% | 127 |
| Pretty Pond Park 01 Unrec Trs 112 & 113 Zh Colony | Zephyrhills | 58% | 26% | 43 |
| Pretty Pond Park Unrec | Zephyrhills | 58% | 26% | 43 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Del Webb River Reserve | Spring Hill | 100% | 0% | 154 |
| Archer At Two Rivers | Zephyrhills | 100% | 0% | 59 |
| 2 rivers pcl c1a | Zephyrhills | 100% | 0% | 171 |
| the preserve at legends pointe | Hudson | 100% | 0% | 85 |
| Wood Creeck | Wesley Chapel | 100% | 0% | 79 |
| Wyndfields | Wesley Chapel | 95% | 0% | 194 |
| Shortgrass At Two Rivers | Zephyrhills | 92% | 0% | 294 |
| Vidas Way Legacy | Wesley Chapel | 89% | 0% | 64 |
| Esplanade/Wiregrass Ranch Phs | Wesley Chapel | 88% | 0% | 108 |
| Wiregrass At Esplanade | Wesley Chapel | 88% | 0% | 108 |
| Townes/Green | Zephyrhills | 84% | 9% | 44 |
| Townes On The Green | Zephyrhills | 84% | 9% | 44 |
| Vista Walk | Dade City | 84% | 0% | 136 |
| timbergrove | Lutz | 84% | 0% | 141 |
| Two Rivers Pcl B3 | Wesley Chapel | 83% | 0% | 95 |
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, November 2026. Back to homes for sale in Pasco County.