Owner-Occupied vs Investor Neighborhoods in Volusia 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 Volusia County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 109 Volusia County communities and 27,838 residential parcels on the 2025 Florida DOR roll, 61% of homes are homesteaded — the owner-occupancy proxy — and 39% are not; 9% are owned from out of state and 8% are held by an LLC, corporation or trust. Countryside West is the most owner-occupied community in the county at 88%; Southpoint Of Daytona the most investor-held at 3% homesteaded.
Most owner-occupied communities in Volusia County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Countryside West | Port Orange | 88% | 12% | 77 | 1997 |
| Rolling Hills Estate | Port Orange | 88% | 12% | 65 | 2005 |
| Hammock Trace | Ormond Beach | 85% | 15% | 41 | 1988 |
| Town Park | Port Orange | 85% | 15% | 317 | 2003 |
| Spruce Creek Farms | Port Orange | 85% | 15% | 54 | 1979 |
| Saddlers Run | Ormond Beach | 84% | 16% | 68 | 2003 |
| Breakaway Trails | Ormond Beach | 84% | 16% | 708 | 2000 |
| Tymber Crossings | Ormond Beach | 83% | 17% | 101 | 2003 |
| Victoria Gardens | DeLand | 82% | 18% | 889 | 2008 |
| Ormond Green | Ormond Beach | 82% | 18% | 90 | 2001 |
| Shadows Crossings Ormond Beach | Orange City | 82% | 18% | 182 | 1997 |
| DeBary Plantation | DeBary | 81% | 19% | 1,335 | 1999 |
| Mallory Square | DeLand | 81% | 19% | 47 | 2013 |
| Sleepy Hollow | Port Orange | 80% | 20% | 152 | 1978 |
| Orchard | South Daytona | 80% | 20% | 146 | 1993 |
| Village Of Pine Run | Ormond Beach | 80% | 20% | 332 | 1981 |
| Northbrook | Ormond Beach | 79% | 21% | 217 | 1980 |
| Countryside | Port Orange | 79% | 21% | 135 | 1989 |
| Cypress Trail | Ormond Beach | 78% | 22% | 60 | 2021 |
| Country Acres | Ormond Beach | 78% | 22% | 36 | 1991 |
| The Potato Patch | Port Orange | 78% | 22% | 111 | 1991 |
| Glenwood Village | Port Orange | 78% | 22% | 129 | 1985 |
| Venezia | New Smyrna Beach | 77% | 23% | 154 | 1982 |
| Charter Oaks | Holly Hill | 77% | 23% | 47 | 1985 |
| Ormond Lakes | Ormond Beach | 76% | 24% | 81 | 2002 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Southpoint Of Daytona | Ponce Inlet | 3% | 97% | 25% | 75 |
| Sea Coast Gardens | New Smyrna Beach | 4% | 96% | 16% | 120 |
| Spring Garden Court A Condo | Holly Hill | 17% | 83% | 27% | 30 |
| Daytona Beach Golf | Daytona Beach | 18% | 82% | 10% | 38 |
| Fountain Square Condo | Ormond Beach | 22% | 78% | 22% | 40 |
| Halifax Shores Condo | Daytona Beach | 24% | 76% | 10% | 38 |
| Deerwood Condo | Daytona Beach | 24% | 76% | 28% | 50 |
| Khanway | Daytona Beach | 27% | 73% | 17% | 1,096 |
| Madison Heights | Daytona Beach | 30% | 70% | 9% | 53 |
| Dunes At Minorca A Condo | New Smyrna Beach | 32% | 68% | 10% | 88 |
| Candlelight Oaks | DeLand | 33% | 67% | 15% | 46 |
| Fairglen | Daytona Beach | 35% | 65% | 30% | 37 |
| Sunnyland Park | Daytona Beach | 36% | 64% | 22% | 292 |
| Pine Crest | Holly Hill | 37% | 63% | 15% | 279 |
| Spruce Creek Village | Port Orange | 42% | 58% | 33% | 112 |
| Douglas Park | Daytona Beach | 44% | 56% | 10% | 147 |
| Dunlawton Hills | Port Orange | 44% | 56% | 11% | 71 |
| Island Crowne | Daytona Beach | 44% | 56% | 3% | 32 |
| Cannons | Daytona Beach | 45% | 55% | 11% | 82 |
| Hibiscus Park | Daytona Beach | 45% | 55% | 10% | 31 |
| Townhomes West | Port Orange | 46% | 54% | 7% | 68 |
| Wilbur By The Sea | Port Orange | 47% | 53% | 14% | 79 |
| Ormond By Sea | Ormond Beach | 48% | 52% | 8% | 119 |
| Flanders | Daytona Beach | 48% | 52% | 15% | 488 |
| Emerald Isle | Ponce Inlet | 49% | 51% | 12% | 764 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Southpoint Of Daytona | Ponce Inlet | 64% | 3% | 75 |
| Halifax Shores Condo | Daytona Beach | 45% | 24% | 38 |
| Island Crowne | Daytona Beach | 34% | 44% | 32 |
| Sea Coast Gardens | New Smyrna Beach | 33% | 4% | 120 |
| Fountain Square Condo | Ormond Beach | 32% | 22% | 40 |
| Khanway | Daytona Beach | 28% | 27% | 1,096 |
| Wilbur By The Sea | Port Orange | 22% | 47% | 79 |
| Ormond By Sea | Ormond Beach | 21% | 48% | 119 |
| Deerwood Condo | Daytona Beach | 20% | 24% | 50 |
| Pendleton Club Condo | Daytona Beach | 20% | 50% | 82 |
| Country Club Chalets | New Smyrna Beach | 18% | 65% | 49 |
| Ormond By The Sea | Ormond Beach | 18% | 52% | 376 |
| Palms At Minorca A Condo | New Smyrna Beach | 18% | 52% | 40 |
| Reserve at Spruce Creek | Port Orange | 17% | 68% | 172 |
| Spring Garden Court A Condo | Holly Hill | 17% | 17% | 30 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Spruce Creek Village | Port Orange | 33% | 42% | 112 |
| Fairglen | Daytona Beach | 30% | 35% | 37 |
| Deerwood Condo | Daytona Beach | 28% | 24% | 50 |
| Spring Garden Court A Condo | Holly Hill | 27% | 17% | 30 |
| Southpoint Of Daytona | Ponce Inlet | 25% | 3% | 75 |
| Fountain Square Condo | Ormond Beach | 22% | 22% | 40 |
| Sunnyland Park | Daytona Beach | 22% | 36% | 292 |
| Khanway | Daytona Beach | 17% | 27% | 1,096 |
| Sea Coast Gardens | New Smyrna Beach | 16% | 4% | 120 |
| Westwood Heights | Daytona Beach | 15% | 56% | 39 |
| Venetian Bay | New Smyrna Beach | 15% | 59% | 1,425 |
| Candlelight Oaks | DeLand | 15% | 33% | 46 |
| Lynhurst | Ormond Beach | 15% | 50% | 603 |
| Pine Crest | Holly Hill | 15% | 37% | 279 |
| Flanders | Daytona Beach | 15% | 48% | 488 |
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 Volusia County.