Owner-Occupied vs Investor Neighborhoods in St. Johns 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 St. Johns County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 603 St. Johns County communities and 124,940 residential parcels on the 2025 Florida DOR roll, 55% of homes are homesteaded — the owner-occupancy proxy — and 45% are not; 13% are owned from out of state and 16% are held by an LLC, corporation or trust. Cunningham Creek is the most owner-occupied community in the county at 97%; Landings at Greenbriar the most investor-held at 0% homesteaded.
Most owner-occupied communities in St. Johns County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Cunningham Creek | St. Johns | 97% | 3% | 35 | 1993 |
| Azalea | Ponte Vedra Beach | 97% | 3% | 33 | 1991 |
| Sawgrass Pointe | Ponte Vedra Beach | 95% | 5% | 116 | 1995 |
| Natures Hammock | St. Johns | 94% | 6% | 54 | 1981 |
| Salt Creek | Ponte Vedra Beach | 94% | 6% | 51 | 1991 |
| Seven Mile Drive | Ponte Vedra Beach | 94% | 6% | 101 | 1994 |
| Marshview Estates | St. Augustine | 94% | 6% | 33 | 1991 |
| Moultrie Trace | St. Augustine | 93% | 7% | 44 | 1990 |
| Hanover Forest | Ponte Vedra Beach | 93% | 7% | 43 | 1988 |
| Palm Valley Woods | Ponte Vedra Beach | 93% | 7% | 43 | 1988 |
| Eastwood | St. Johns | 93% | 7% | 86 | 2003 |
| Sawgrass Island | Ponte Vedra Beach | 93% | 7% | 56 | 1992 |
| East Gate | Jacksonville | 92% | 8% | 80 | 2001 |
| The Ranch At Twenty Mile | Ponte Vedra | 92% | 8% | 52 | 2018 |
| Plantation Estates W | St. Johns | 92% | 8% | 330 | 2006 |
| Salt Creek Island | Ponte Vedra Beach | 92% | 8% | 50 | 1990 |
| Wildfire Pines | St. Johns | 91% | 9% | 166 | 2002 |
| Hawkcrest Woods | Jacksonville | 91% | 9% | 107 | 1990 |
| Swiss Oaks | Jacksonville | 91% | 9% | 54 | 1984 |
| Casa De Contera | St. Augustine | 91% | 9% | 53 | 1989 |
| Cypress Bridge | Ponte Vedra Beach | 91% | 9% | 53 | 1988 |
| World Golf Village | St. Augustine | 90% | 10% | 84 | 2005 |
| Pinehurst Pointe | St. Augustine | 90% | 10% | 84 | 2005 |
| Moses Creek Estates | St. Augustine | 90% | 10% | 100 | 2005 |
| Cunningham Hideaway | St. Johns | 90% | 10% | 69 | 2000 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Landings at Greenbriar | St. Johns | 0% | 100% | 98% | 176 |
| Silver Falls | St. Augustine | 2% | 98% | 84% | 370 |
| Seaside Villas | St. Augustine Beach | 3% | 97% | 66% | 109 |
| Seaside At Anastasia Condo | St. Augustine | 4% | 96% | 61% | 56 |
| Surf Villas Condo | Ponte Vedra Beach | 6% | 94% | 39% | 72 |
| Beach Club Villas Condo | Ponte Vedra Beach | 6% | 94% | 39% | 72 |
| River Landing | Ponte Vedra | 7% | 93% | 34% | 73 |
| Silver Meadows | St. Augustine | 7% | 93% | 60% | 144 |
| Shearwater Townhomes | St. Augustine | 7% | 93% | 44% | 265 |
| Cordera Townhomes | St. Augustine | 9% | 91% | 60% | 196 |
| Woodland Park At Nocatee | Ponte Vedra | 9% | 91% | 2% | 65 |
| Whites | Hastings | 9% | 91% | 17% | 54 |
| Summer Haven | St. Augustine | 12% | 88% | 29% | 105 |
| Sea Place | St. Augustine | 13% | 87% | 21% | 121 |
| Reflections | Ponte Vedra | 13% | 87% | 49% | 409 |
| Matanzas Shores | St. Augustine | 15% | 85% | 25% | 2,853 |
| Crosswinds At Nocatee | Ponte Vedra | 15% | 85% | 44% | 163 |
| Butlers Beach | St. Augustine | 15% | 85% | 24% | 2,783 |
| Matanzas Inlet Beach | St. Augustine | 15% | 85% | 25% | 2,791 |
| Treasure Beach | St. Augustine | 15% | 85% | 24% | 2,790 |
| Anastasia Hills | St. Augustine | 16% | 84% | 24% | 2,836 |
| Cherry Elm Townhomes | St. Augustine | 16% | 84% | 43% | 286 |
| Stokes Landing | St. Augustine | 17% | 83% | 49% | 221 |
| Madeira Heights | St. Augustine | 17% | 83% | 24% | 2,871 |
| Ocean Grove | Ponte Vedra Beach | 17% | 83% | 24% | 3,038 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Seaside Villas | St. Augustine Beach | 72% | 3% | 109 |
| Seaside At Anastasia Condo | St. Augustine | 71% | 4% | 56 |
| Ocean Gallery Condo | St. Augustine | 45% | 22% | 438 |
| Sea Place | St. Augustine | 43% | 13% | 121 |
| Arbors At Valencia | St. Augustine | 43% | 44% | 75 |
| Bartram Ranch | St. Johns | 42% | 37% | 102 |
| Bermuda Run | St. Augustine Beach | 34% | 38% | 32 |
| Tifton Cove Condo | Ponte Vedra Beach | 34% | 35% | 77 |
| Fishermans Cove | Ponte Vedra Beach | 33% | 38% | 86 |
| Reverie At Trailmark | St. Augustine | 32% | 41% | 480 |
| Butlers Beach | St. Augustine | 30% | 15% | 2,783 |
| Treasure Beach | St. Augustine | 30% | 15% | 2,790 |
| Matanzas Inlet Beach | St. Augustine | 30% | 15% | 2,791 |
| Ocean Trace | St. Augustine | 30% | 39% | 281 |
| Matanzas Shores | St. Augustine | 30% | 15% | 2,853 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Landings at Greenbriar | St. Johns | 98% | 0% | 176 |
| Silver Falls | St. Augustine | 84% | 2% | 370 |
| Seaside Villas | St. Augustine Beach | 66% | 3% | 109 |
| Seaside At Anastasia Condo | St. Augustine | 61% | 4% | 56 |
| Silver Meadows | St. Augustine | 60% | 7% | 144 |
| Cordera Townhomes | St. Augustine | 60% | 9% | 196 |
| Reverie At Trailmark | St. Augustine | 55% | 41% | 480 |
| RiverTown | St. Johns | 54% | 22% | 264 |
| Reflections | Ponte Vedra | 49% | 13% | 409 |
| Stokes Landing | St. Augustine | 49% | 17% | 221 |
| Watersong At Rivertown | St. Johns | 47% | 40% | 425 |
| Shearwater Townhomes | St. Augustine | 44% | 7% | 265 |
| Crosswinds At Nocatee | Ponte Vedra | 44% | 15% | 163 |
| Cherry Elm Townhomes | St. Augustine | 43% | 16% | 286 |
| Nocatee | Ponte Vedra | 43% | 22% | 475 |
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 St. Johns County.