Owner-Occupied vs Investor Neighborhoods in Polk 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 Polk County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 677 Polk County communities and 123,397 residential parcels on the 2025 Florida DOR roll, 52% of homes are homesteaded — the owner-occupancy proxy — and 48% are not; 15% are owned from out of state and 17% are held by an LLC, corporation or trust. Kellsmont is the most owner-occupied community in the county at 97%; Seasons At Bella Vista the most investor-held at 0% homesteaded.
Most owner-occupied communities in Polk County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Kellsmont | Lakeland | 97% | 3% | 69 | 1986 |
| Grey Fox Hollow | Winter Haven | 95% | 5% | 43 | 1998 |
| Cedar Knoll | Lakeland | 95% | 5% | 43 | 1988 |
| Longwood Oaks | Lakeland | 95% | 5% | 93 | 1993 |
| Grandview Landings | Lakeland | 94% | 6% | 70 | 2005 |
| Longwood Trace | Lakeland | 94% | 6% | 88 | 1994 |
| Grandefield On Poley Creek | Mulberry | 94% | 6% | 78 | 2016 |
| Crescent Lake | Lakeland | 94% | 6% | 31 | 1993 |
| Valley Hill | Lakeland | 93% | 7% | 43 | 1973 |
| Country Class Meadows | Lakeland | 93% | 7% | 41 | 1999 |
| One Highlands Place | Lakeland | 92% | 8% | 78 | 1988 |
| Deer Brooke South | Lakeland | 92% | 8% | 286 | 1996 |
| Waterford Oaks | Winter Haven | 92% | 8% | 114 | 1998 |
| Lake Thomas Woods | Winter Haven | 92% | 8% | 36 | 1984 |
| Oak View Estates | Lakeland | 92% | 8% | 84 | 1978 |
| Lake Mariana Reserve | Auburndale | 92% | 8% | 95 | 2019 |
| Peace River Oaks | Bartow | 91% | 9% | 56 | 1988 |
| Reflections Juliana | Auburndale | 91% | 9% | 56 | 1999 |
| Spring Pines | Haines City | 91% | 9% | 121 | 1989 |
| Country Oaks | Lakeland | 91% | 9% | 120 | 1987 |
| Country Class | Lakeland | 91% | 9% | 118 | 1995 |
| Skidmore | Winter Haven | 90% | 10% | 51 | 1995 |
| Hallamwood | Lakeland | 90% | 10% | 91 | 1978 |
| Auburn Oaks | Auburndale | 90% | 10% | 30 | 1996 |
| LAKE GIBSON Crossing | Lakeland | 90% | 10% | 30 | 2018 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Seasons At Bella Vista | Dundee | 0% | 100% | 82% | 119 |
| Annabelle Estates | Lake Wales | 0% | 100% | 99% | 243 |
| CYPRESS POINT/Lake PARKER | Lakeland | 0% | 100% | 19% | 183 |
| Lake Mattie Preserve Estates | Auburndale | 0% | 100% | 100% | 122 |
| Myrtlebrook Preserve | Lakeland | 0% | 100% | 13% | 83 |
| Ranches At Mcleod 50Gc | Eagle Lake | 0% | 100% | 81% | 170 |
| Scenic Terrace South | Haines City | 0% | 100% | 92% | 348 |
| Ashton Covey | Winter Haven | 0% | 100% | 19% | 102 |
| Solterra Resort | Davenport | 0% | 100% | 40% | 94 |
| Reserve At Forest Lake | Lake Wales | 0% | 100% | 65% | 156 |
| Cedar Crossings | Haines City | 0% | 100% | 93% | 123 |
| Brentwood Th | Davenport | 0% | 100% | 96% | 143 |
| Crystal Lake Preserve | Dundee | 0% | 100% | 80% | 169 |
| Robins Run | Lake Wales | 0% | 100% | 89% | 53 |
| Hamilton Bluff | Lake Hamilton | 0% | 100% | 95% | 207 |
| Crosswinds 40'S | Haines City | 0% | 100% | 56% | 156 |
| Cf Gtis Ii Grove At Crosswind Llc | Haines City | 0% | 100% | 1% | 209 |
| James Farms | Bartow | 0% | 100% | 77% | 48 |
| Cypress Point At Lake Parker Manors | Lakeland | 0% | 100% | 18% | 194 |
| Peach Crossings | Winter Haven | 0% | 100% | 86% | 52 |
| Willowbrook North | Winter Haven | 0% | 100% | 100% | 211 |
| Applewood Reserve | Lakeland | 0% | 100% | 3% | 36 |
| Crosswinds East | Haines City | 0% | 100% | 78% | 1,060 |
| The Grove At Crosswinds | Haines City | 0% | 100% | 1% | 140 |
| Grandview Th | Davenport | 0% | 100% | 100% | 51 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Peach Crossings | Winter Haven | 86% | 0% | 52 |
| Bimini Bay Townhomes | Davenport | 81% | 1% | 157 |
| Village At Windsor Reserve | Eagle Lake | 78% | 5% | 241 |
| Fox Branch Ranch | Lakeland | 76% | 0% | 291 |
| The Grove At Stuart Crossing | Bartow | 75% | 6% | 620 |
| Ranches At Mcleod 50Gc | Eagle Lake | 72% | 0% | 170 |
| Brentwood Th | Davenport | 72% | 0% | 143 |
| Crosswinds 40'S | Haines City | 71% | 0% | 156 |
| Watersong | Davenport | 71% | 15% | 208 |
| Fairview Village | Winter Haven | 70% | 6% | 94 |
| Gum Lake 50'S | Lake Alfred | 65% | 1% | 88 |
| Sol Vista | Dundee | 62% | 3% | 100 |
| Gum Lake Preserve | Lake Alfred | 61% | 3% | 306 |
| Willowbrook North | Winter Haven | 59% | 0% | 211 |
| Landings At Mount Olive | Polk City | 58% | 0% | 144 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Lake Mattie Preserve Estates | Auburndale | 100% | 0% | 122 |
| Willowbrook North | Winter Haven | 100% | 0% | 211 |
| Grandview Th | Davenport | 100% | 0% | 51 |
| Landings At Mount Olive | Polk City | 99% | 0% | 144 |
| Annabelle Estates | Lake Wales | 99% | 0% | 243 |
| Seasons At Annabelle Estates | Winter Haven | 97% | 0% | 93 |
| Brentwood Th | Davenport | 96% | 0% | 143 |
| Hamilton Bluff | Lake Hamilton | 95% | 0% | 207 |
| Cedar Crossings | Haines City | 93% | 0% | 123 |
| Scenic Terrace South | Haines City | 92% | 0% | 348 |
| Robins Run | Lake Wales | 89% | 0% | 53 |
| Sol Vista | Dundee | 88% | 3% | 100 |
| Harbor At Lake Henry | Winter Haven | 87% | 0% | 143 |
| Peach Crossings | Winter Haven | 86% | 0% | 52 |
| Seasons At Bella Vista | Dundee | 82% | 0% | 119 |
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 Polk County.