Owner-Occupied vs Investor Neighborhoods in Pinellas 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 Pinellas County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 2275 Pinellas County communities and 640,048 residential parcels on the 2025 Florida DOR roll, 67% of homes are homesteaded — the owner-occupancy proxy — and 33% are not; 7% are owned from out of state and 11% are held by an LLC, corporation or trust. Frank Estates is the most owner-occupied community in the county at 100%; Montrose At Innisbrook the most investor-held at 0% homesteaded.
Most owner-occupied communities in Pinellas County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Frank Estates | Seminole | 100% | 0% | 39 | 1983 |
| Oakbrook Estates | Clearwater | 100% | 0% | 30 | 1998 |
| Bayou West | Pinellas Park | 97% | 3% | 35 | 2000 |
| Winslow Park | Tarpon Springs | 97% | 3% | 33 | 2007 |
| Renaissance Oaks | Clearwater | 95% | 5% | 42 | 2011 |
| Wellington Estates | Oldsmar | 95% | 5% | 38 | 2015 |
| Boot Ranch - Eagle Ridge | Palm Harbor | 94% | 6% | 71 | 1990 |
| Landmark Woods | Clearwater | 94% | 6% | 70 | 1979 |
| Cypress Lakes Estates | Tarpon Springs | 94% | 6% | 52 | 1996 |
| Cypress Cove Estates | Tarpon Springs | 94% | 6% | 51 | 2002 |
| Spanish Manor | Dunedin | 94% | 6% | 50 | 1980 |
| windtree oaks | Seminole | 94% | 6% | 66 | 1987 |
| Woods At Lake Seminole | Seminole | 94% | 6% | 65 | 1997 |
| Glenbrook West | Palm Harbor | 94% | 6% | 48 | 1991 |
| Woods At Lake Seminole | Seminole | 94% | 6% | 48 | 1990 |
| Point Seaside | Crystal Beach | 94% | 6% | 47 | 1990 |
| Clubhouse Estates Of Countryside | Clearwater | 93% | 7% | 103 | 1977 |
| Boot Ranch - Eagle Trace | Palm Harbor | 93% | 7% | 72 | 1993 |
| Cross Creek - East Lake Woodlands | Oldsmar | 93% | 7% | 43 | 1995 |
| Eagle Estates-Warren | Clearwater | 93% | 7% | 42 | 1987 |
| Warwick Hills | Oldsmar | 93% | 7% | 42 | 1995 |
| Hidden Pines At Countryside | Clearwater | 93% | 7% | 41 | 1996 |
| Cypress Run | Tarpon Springs | 93% | 7% | 54 | 1987 |
| Cobbs Ridge | Palm Harbor | 92% | 8% | 53 | 1994 |
| Northfield | Tarpon Springs | 92% | 8% | 90 | 2002 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Montrose At Innisbrook | Palm Harbor | 0% | 100% | 100% | 56 |
| Whitney Townhomes | Clearwater | 0% | 100% | 100% | 61 |
| Summerset Villas | Clearwater | 3% | 97% | 85% | 39 |
| Harbor Landing | Palm Harbor | 4% | 96% | 59% | 83 |
| Pleasant Valley | Palm Harbor | 6% | 94% | 31% | 49 |
| Hallmark | Clearwater | 14% | 86% | 31% | 36 |
| Townhomes Of Seminole Isle | Seminole | 17% | 83% | 39% | 66 |
| Hibiscus Gardens | Clearwater | 21% | 79% | 28% | 89 |
| Hibiscus Gardens | Clearwater | 21% | 79% | 28% | 89 |
| Gulf View Cabin Villa | Indian Shores | 22% | 78% | 38% | 365 |
| indian rocks beach | Indian Rocks Beach | 22% | 78% | 39% | 486 |
| High Point Mundays | Clearwater | 22% | 78% | 35% | 101 |
| Seminole Geneva | Seminole | 22% | 78% | 39% | 59 |
| Williams Bill Madeira Harbor | Madeira Beach | 22% | 78% | 39% | 41 |
| Crystal Bay Travel Park Inc Unrec | Palm Harbor | 23% | 77% | 4% | 73 |
| Harbor Shores | Redington Shores | 23% | 77% | 33% | 64 |
| Elaine Estates | Largo | 25% | 75% | 26% | 65 |
| Crystal Bay M/H Club Inc Unrec | Palm Harbor | 26% | 74% | 3% | 35 |
| Sunset Palms | Pinellas Park | 27% | 73% | 11% | 186 |
| Wrights | Indian Rocks Beach | 27% | 73% | 36% | 59 |
| Prathers Sixth Royal | St Petersburg | 27% | 73% | 30% | 44 |
| Scott Park | St Petersburg | 28% | 72% | 28% | 32 |
| Villas Of Sunset Grove | Clearwater | 29% | 71% | 24% | 79 |
| Knollwood | Clearwater | 30% | 70% | 25% | 44 |
| La Hacienda | Indian Rocks Beach | 30% | 70% | 35% | 376 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Montrose At Innisbrook | Palm Harbor | 86% | 0% | 56 |
| Crystal Bay Travel Park Inc Unrec | Palm Harbor | 51% | 23% | 73 |
| Sunset Palms | Pinellas Park | 48% | 27% | 186 |
| Windrush North Condo | Tarpon Springs | 46% | 47% | 78 |
| Windrush North | Tarpon Springs | 46% | 47% | 78 |
| Windrush North Iii Condo | Tarpon Springs | 46% | 47% | 78 |
| Townhomes Of Seminole Isle | Seminole | 46% | 17% | 66 |
| Crystal Bay M/H Club Inc Unrec | Palm Harbor | 43% | 26% | 35 |
| SAND KEY Condo SOUTH BEACH 1460 | Clearwater | 43% | 32% | 98 |
| Windrush Bay Condominiums | Tarpon Springs | 41% | 41% | 140 |
| Seascape Condo Tarpo | Tarpon Springs | 38% | 46% | 68 |
| Highland Lakes Mission Grove Condo | Palm Harbor | 37% | 32% | 59 |
| Gardens The Condo | Seminole | 35% | 50% | 46 |
| Indigo Pond Condo | Palm Harbor | 34% | 49% | 82 |
| Sun Ketch Condo | Treasure Island | 32% | 57% | 182 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Montrose At Innisbrook | Palm Harbor | 100% | 0% | 56 |
| Whitney Townhomes | Clearwater | 100% | 0% | 61 |
| Summerset Villas | Clearwater | 85% | 3% | 39 |
| Harbor Landing | Palm Harbor | 59% | 4% | 83 |
| Great Oaks Of Ozona | Palm Harbor | 54% | 32% | 114 |
| Burghstreamss | Palm Harbor | 42% | 46% | 191 |
| Townhomes Of Seminole Isle | Seminole | 39% | 17% | 66 |
| indian rocks beach | Indian Rocks Beach | 39% | 22% | 486 |
| Seminole Geneva | Seminole | 39% | 22% | 59 |
| Williams Bill Madeira Harbor | Madeira Beach | 39% | 22% | 41 |
| Gulf View Cabin Villa | Indian Shores | 38% | 22% | 365 |
| Innovation Townhomes | St Petersburg | 37% | 35% | 170 |
| Futrells | Palm Harbor | 36% | 47% | 193 |
| Wrights | Indian Rocks Beach | 36% | 27% | 59 |
| Barnes | Clearwater | 36% | 32% | 31 |
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 Pinellas County.