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 393 Pasco County communities and 99,870 residential parcels on the 2025 Florida DOR roll, 61% of homes are homesteaded — the owner-occupancy proxy — and 39% are not; 11% are owned from out of state and 14% are held by an LLC, corporation or trust. Lakes At Sable Ridge is the most owner-occupied community in the county at 95%; Del Webb River Reserve the most investor-held at 0% homesteaded.
Most owner-occupied communities in Pasco County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Lakes At Sable Ridge | Land O Lakes | 95% | 5% | 78 | 2001 |
| Gracewood At River Ridge | New Port Richey | 95% | 5% | 37 | 1993 |
| Pristine Lake Preserve | Land O Lakes | 94% | 6% | 99 | 2021 |
| Wyndtree Village | New Port Richey | 92% | 8% | 195 | 1996 |
| Lakeshore Ranch | Land O Lakes | 92% | 8% | 655 | 2016 |
| Silverado | Zephyrhills | 92% | 8% | 239 | 2021 |
| East Lake | Land O Lakes | 91% | 9% | 113 | 1980 |
| Lakeshore Ranch | Land O Lakes | 91% | 9% | 343 | 2016 |
| North Grove | Land O Lakes | 91% | 9% | 44 | 1980 |
| Pasco Sunset Lakes | Land O Lakes | 90% | 10% | 103 | 2006 |
| Mitchell Ranch South | New Port Richey | 90% | 10% | 90 | 2020 |
| mitchell ranch south | Trinity | 90% | 10% | 90 | 2020 |
| Timber Greens | New Port Richey | 90% | 10% | 78 | 1996 |
| Villages At Fox Hollow West | Trinity | 90% | 10% | 114 | 1996 |
| Lakeside Woodlands | Hudson | 90% | 10% | 190 | 1981 |
| Cattlemans Crossing | New Port Richey | 90% | 10% | 95 | 1995 |
| Reserve At Meadow Oaks | Hudson | 89% | 11% | 132 | 2015 |
| Ivy Lake Estates | Odessa | 89% | 11% | 371 | 2004 |
| Country Walk Increment E | Wesley Chapel | 89% | 11% | 153 | 2015 |
| Lake Padgett Pines | Land O Lakes | 88% | 12% | 86 | 1989 |
| Ehrens Mill | Land O Lakes | 88% | 12% | 111 | 2022 |
| Devonwood Residential | Land O Lakes | 88% | 12% | 178 | 2011 |
| New River Lakes | Wesley Chapel | 88% | 12% | 118 | 2016 |
| Grey Hawk At Lake Polo | Odessa | 88% | 12% | 208 | 2008 |
| Lake Jovita Golf & C | Dade City | 88% | 12% | 75 | 2002 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Del Webb River Reserve | Spring Hill | 0% | 100% | 100% | 154 |
| New Port Corners | New Port Richey | 0% | 100% | 6% | 134 |
| Shortgrass At Two Rivers | Zephyrhills | 0% | 100% | 92% | 294 |
| Palm Wind | Hudson | 0% | 100% | 55% | 172 |
| 2 rivers pcl c1a | Zephyrhills | 0% | 100% | 100% | 171 |
| Emerald Fields | Hudson | 0% | 100% | 87% | 61 |
| the preserve at legends pointe | Hudson | 0% | 100% | 100% | 85 |
| Vista Walk | Dade City | 0% | 100% | 84% | 136 |
| Hill Country Estates | Dade City | 0% | 100% | 86% | 43 |
| Highland Trails | Dade City | 0% | 100% | 99% | 172 |
| Vidas Way | Wesley Chapel | 1% | 99% | 58% | 317 |
| Vida S Way Legacy | Wesley Chapel | 1% | 99% | 51% | 75 |
| Riverwood Estates | Zephyrhills | 2% | 98% | 78% | 335 |
| Wyndfields | Wesley Chapel | 3% | 97% | 90% | 305 |
| Townes Windsong | Zephyrhills | 4% | 96% | 23% | 179 |
| Epperson Crystal Lagoon Townhomes | Wesley Chapel | 4% | 96% | 80% | 88 |
| Angeline | Land O Lakes | 9% | 91% | 33% | 1,831 |
| Deerbrook | Land O Lakes | 9% | 91% | 50% | 435 |
| Towns At Woodsdale | Wesley Chapel | 12% | 88% | 52% | 303 |
| Salem Townhomes | Land O Lakes | 13% | 87% | 71% | 143 |
| Hilltop Point | Dade City | 17% | 83% | 63% | 449 |
| Mirada Townhomes | San Antonio | 18% | 82% | 32% | 495 |
| Caliente Casita Village | Land O Lakes | 18% | 82% | 53% | 60 |
| Mirada Pcls 8A & 8B | San Antonio | 21% | 79% | 17% | 259 |
| Woodcreek | Wesley Chapel | 22% | 78% | 45% | 354 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| New Port Corners | New Port Richey | 93% | 0% | 134 |
| Emerald Fields | Hudson | 88% | 0% | 61 |
| Wyndfields | Wesley Chapel | 61% | 3% | 305 |
| Country Aire Village | Zephyrhills | 50% | 36% | 147 |
| Forest Lake Estates | Port Richey | 50% | 41% | 519 |
| Tippecanoe Village | Zephyrhills | 47% | 39% | 64 |
| Gem Estates Mobile Home Village Unrec | Zephyrhills | 46% | 38% | 174 |
| Townes/Cypress Ranch | Lutz | 43% | 29% | 136 |
| Green Hills Estates | Zephyrhills | 40% | 44% | 77 |
| Angeline - Active Adult | Land O Lakes | 39% | 26% | 353 |
| Lake Conley | Holiday | 39% | 45% | 152 |
| Lake Betmar Estates | Zephyrhills | 36% | 42% | 150 |
| Sleepy Hollow Mobile Estates | Zephyrhills | 36% | 33% | 143 |
| Oaks Royal Mobile Home | Zephyrhills | 35% | 50% | 138 |
| Senate Manor | Port Richey | 34% | 27% | 62 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Del Webb River Reserve | Spring Hill | 100% | 0% | 154 |
| 2 rivers pcl c1a | Zephyrhills | 100% | 0% | 171 |
| the preserve at legends pointe | Hudson | 100% | 0% | 85 |
| Highland Trails | Dade City | 99% | 0% | 172 |
| Shortgrass At Two Rivers | Zephyrhills | 92% | 0% | 294 |
| Wyndfields | Wesley Chapel | 90% | 3% | 305 |
| Emerald Fields | Hudson | 87% | 0% | 61 |
| Hill Country Estates | Dade City | 86% | 0% | 43 |
| Vista Walk | Dade City | 84% | 0% | 136 |
| Epperson Crystal Lagoon Townhomes | Wesley Chapel | 80% | 4% | 88 |
| Riverwood Estates | Zephyrhills | 78% | 2% | 335 |
| Salem Townhomes | Land O Lakes | 71% | 13% | 143 |
| Hilltop Point | Dade City | 63% | 17% | 449 |
| Vidas Way | Wesley Chapel | 58% | 1% | 317 |
| Palm Wind | Hudson | 55% | 0% | 172 |
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 Pasco County.