Owner-Occupied vs Investor Neighborhoods in St. Lucie 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. Lucie County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 408 St. Lucie County communities and 68,595 residential parcels on the 2025 Florida DOR roll, 62% of homes are homesteaded — the owner-occupancy proxy — and 38% are not; 8% are owned from out of state and 12% are held by an LLC, corporation or trust. Riverland - Valencia Grove is the most owner-occupied community in the county at 100%; Riverland the most investor-held at 0% homesteaded.
Most owner-occupied communities in St. Lucie County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Riverland - Valencia Grove | Port St. Lucie | 100% | 0% | 30 | 2022 |
| Southern Oak Estates | Fort Pierce | 97% | 3% | 35 | 2001 |
| Riverland | Port St. Lucie | 97% | 3% | 32 | 2021 |
| Riverland | Port St. Lucie | 95% | 5% | 61 | 2022 |
| hidden acres | Fort Pierce | 94% | 6% | 34 | 1983 |
| Townpark, Town Park | Port St. Lucie | 94% | 6% | 31 | 2012 |
| Holiday Pinessubdivision | Fort Pierce | 94% | 6% | 31 | 1988 |
| Riverland | Port St. Lucie | 93% | 7% | 174 | 2019 |
| Veranda Preserve West Pha | Port St. Lucie | 93% | 7% | 68 | 2022 |
| Oak Alley | Fort Pierce | 92% | 8% | 53 | 2016 |
| Oleander Pines | Port St. Lucie | 92% | 8% | 141 | 2000 |
| Riverland | Port St. Lucie | 92% | 8% | 36 | 2019 |
| Vikings Landing | Port St. Lucie | 91% | 9% | 35 | 1988 |
| Carriage Pointe Estates R | Fort Pierce | 91% | 9% | 44 | 2021 |
| Vineyards St Lucie West | Port St. Lucie | 91% | 9% | 143 | 2005 |
| Carriage Pointe Estates | Fort Pierce | 91% | 9% | 130 | 2021 |
| River Woods | Fort Pierce | 91% | 9% | 32 | 1983 |
| Mystic Pines At The Reserve | Port St. Lucie | 90% | 10% | 41 | 1996 |
| River Place | Port St. Lucie | 90% | 10% | 234 | 2004 |
| Pga Village (Mystic Pines) | Port St. Lucie | 90% | 10% | 41 | 1996 |
| Mystic Pines | Port St. Lucie | 90% | 10% | 41 | 1996 |
| Pga Village (Mystic Pines At The Reserve) | Port St. Lucie | 90% | 10% | 41 | 1996 |
| Victoria Parc Estates | Port St. Lucie | 90% | 10% | 39 | 2014 |
| Tortoise Cay At St Lucie West | Port St. Lucie | 90% | 10% | 173 | 2004 |
| Lake Lucie | Port St. Lucie | 90% | 10% | 57 | 1997 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Riverland | Port St. Lucie | 0% | 100% | 0% | 126 |
| Verano South Pud | Port St. Lucie | 0% | 100% | 94% | 116 |
| Brysol At Wydler | Port St. Lucie | 0% | 100% | 100% | 47 |
| Riverland | Port St. Lucie | 0% | 100% | 1% | 132 |
| Ltc Ranch West | Port St. Lucie | 0% | 100% | 100% | 237 |
| Riverland | Port St. Lucie | 0% | 100% | 0% | 147 |
| Glenlea Country Club | Port St. Lucie | 0% | 100% | 100% | 80 |
| Brystol North At Wylder | Port St. Lucie | 0% | 100% | 100% | 121 |
| Ltc Ranch West | Port St. Lucie | 0% | 100% | 100% | 121 |
| savannah lakes townhomes | Fort Pierce | 0% | 100% | 100% | 91 |
| Brystol At Wydler | Port St. Lucie | 0% | 100% | 100% | 182 |
| Ltc Ranch West | Port St. Lucie | 1% | 99% | 65% | 169 |
| Strawberry Fields | Fort Pierce | 1% | 99% | 89% | 93 |
| Veranda Oaks | Port St. Lucie | 2% | 98% | 88% | 195 |
| Seagrove | Fort Pierce | 3% | 97% | 79% | 500 |
| The Oaks At Moores'S Creek | Fort Pierce | 9% | 91% | 42% | 43 |
| Pine Hollow | Fort Pierce | 10% | 90% | 38% | 52 |
| Woodbine | Fort Pierce | 10% | 90% | 31% | 48 |
| J E W Mcculler'S | Fort Pierce | 11% | 89% | 24% | 53 |
| Glidden'S Terrace | Fort Pierce | 11% | 89% | 24% | 53 |
| Clyde Killer'S | Fort Pierce | 12% | 88% | 29% | 104 |
| Golf Villas Condominium | Port St. Lucie | 14% | 86% | 31% | 65 |
| Golf Villas | Port St. Lucie | 14% | 86% | 31% | 65 |
| Watersong Pud | Fort Pierce | 17% | 83% | 26% | 94 |
| Watersong South Pud | Fort Pierce | 17% | 83% | 26% | 94 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Strawberry Fields | Fort Pierce | 94% | 1% | 93 |
| Seagrove | Fort Pierce | 67% | 3% | 500 |
| Ltc Ranch West | Port St. Lucie | 46% | 1% | 169 |
| Ocean Resorts Cooperative | Fort Pierce | 40% | 26% | 77 |
| Tesoro | Port St. Lucie | 38% | 21% | 517 |
| Castle Pines In Pga Village | Port St. Lucie | 37% | 34% | 38 |
| Castle Pines | Port St. Lucie | 34% | 35% | 99 |
| Islands Of Ravello | Port St. Lucie | 28% | 32% | 50 |
| Island Of Ravello | Port St. Lucie | 28% | 32% | 50 |
| Watersong Pud | Fort Pierce | 26% | 17% | 94 |
| Watersong South Pud | Fort Pierce | 26% | 17% | 94 |
| Savanna Club | Port St. Lucie | 24% | 65% | 34 |
| Pod 18 At The Reserve Pud Ii | Port St. Lucie | 22% | 54% | 46 |
| Glenlea Country Club | Port St. Lucie | 21% | 0% | 80 |
| Tradition | Port St. Lucie | 20% | 70% | 124 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Brysol At Wydler | Port St. Lucie | 100% | 0% | 47 |
| Ltc Ranch West | Port St. Lucie | 100% | 0% | 237 |
| Glenlea Country Club | Port St. Lucie | 100% | 0% | 80 |
| Brystol North At Wylder | Port St. Lucie | 100% | 0% | 121 |
| Ltc Ranch West | Port St. Lucie | 100% | 0% | 121 |
| savannah lakes townhomes | Fort Pierce | 100% | 0% | 91 |
| Brystol At Wydler | Port St. Lucie | 100% | 0% | 182 |
| Verano South Pud | Port St. Lucie | 94% | 0% | 116 |
| Strawberry Fields | Fort Pierce | 89% | 1% | 93 |
| Veranda Oaks | Port St. Lucie | 88% | 2% | 195 |
| Seagrove | Fort Pierce | 79% | 3% | 500 |
| Cadence Wg5D | Port St. Lucie | 72% | 22% | 187 |
| Ltc Ranch West | Port St. Lucie | 65% | 1% | 169 |
| Belterra | Port St. Lucie | 60% | 24% | 152 |
| Tesoro | Port St. Lucie | 58% | 21% | 517 |
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 St. Lucie County.