Episode 2 · Property Types & Supply Dynamics
Golden Beach Homes: Size, Age, Land and Ownership
Golden Beach is a town of detached houses on lots of their own, with no condominiums and a small reserve of vacant land. This guide shows how big and how old the houses are, how the county prices the land under them, how the homestead exemption splits the assessed values, and who holds the houses and for how long.
💡 Key Insights & Takeaways
- The median Golden Beach house has 5,092 square feet of living area by the county's measure, on a 14,550 square foot lot, with 5 bedrooms and 5 bathrooms.
- The median house was built in 1993, 42.3% were built in 2000 or later, and 35.9% carry a renovation on the county's books.
- The county prices land at one of five set rates, and the 47 houses on the top rate of $800 per square foot of lot have a median year built of 1977, against 2004 on the $460 rate.
- The homestead exemption sits on 69.9% of the houses, and trusts, an estate planning form and not an investor signal, hold 18.8% while companies and LLCs hold 17.7%.
- The median time since the last recorded transfer is 9.6 years, a figure that runs short because the county's ownership dates end on 16 January 2026.
The county assessed the median homesteaded house in Golden Beach at 35.4% of its just value on 5 October 2026, against 81.8% for houses without the exemption. Just value is the county's full-value figure before any cap. The cap explains the gap, not the houses, and all 345 houses are detached.
At a glance
Golden Beach in five figures, all from the county's parcel data as of 5 October 2026. The living area is the county's measure, and assessed values are the county's figures, not sale prices.
| Measure | Value | Basis | As of |
|---|---|---|---|
| Houses | 345 of 392 residential parcels | Every residential parcel in town | 5 October 2026 |
| Median living area | 5,092 square feet | 345 houses, the county's measure | 5 October 2026 |
| Median lot | 14,550 square feet | 345 houses | 5 October 2026 |
| Median year built | 1993 | 345 houses | 5 October 2026 |
| Homestead exemption | 69.9% of houses | 345 houses | 5 October 2026 |
What kind of homes are in Golden Beach?
The town holds 392 residential parcels as of 5 October 2026, and 345 of them are single-family houses, which is 88.0% of the total. The county lists 400 parcels in town. Eight are government and park land and sit outside the count, so 392 is the residential count. One parcel is multi-family, a single data point. The other 46 are vacant, or 11.7% of the total.
No parcel is a condominium. Every house is detached and stands on a lot of its own, so a Golden Beach purchase is a house or a vacant lot and nothing in between.
How big are the houses, and how are they laid out?
The median Golden Beach house has 5,092 square feet of living area on a median lot of 14,550 square feet, as of 5 October 2026. That living area is the county's measure. It differs from the area on sale listings by more than a fifth on 154 of 319 matched houses, so compare sizes inside one source and not across the two.
The layout is large in rooms as well as area. The median house has 5 bedrooms and 5 bathrooms, and 93.0% have 3 or more bathrooms. Most are tall: 81.1% have two or more stories, and 18.9% have one.
Size and layout of the 345 Golden Beach houses, as of 5 October 2026. Living area is the county's measure.
| Measure | Value | Houses counted |
|---|---|---|
| Median living area | 5,092 square feet | 345 |
| Median lot | 14,550 square feet | 345 |
| Median bedrooms | 5 | 345 |
| Median bathrooms | 5 | 345 |
| Houses with 3 or more bathrooms | 93.0% | 345 |
| Houses with two or more stories | 81.1% | 344 |
| Houses with one story | 18.9% | 344 |
How old are the houses, and are they being rebuilt?
The median Golden Beach house was built in 1993, as of 5 October 2026. Houses built in 2000 or later are 42.3% of the 345, and 8.7% were built before 1950. The county shows a renovation on 35.9% of the houses, which means its effective year built, the year it treats the house as new, is later than the year the house went up. Work that did not move a house's effective year does not show.
The rebuild screen asks a different question. It scores each house on five conditions measured against the other Golden Beach houses, and 24.6% score Strong, which means three or more conditions. That share is an upper bound. The conditions overlap, so the number counts the houses that fit the screen, not the houses that will be torn down or rebuilt.
Is the value in the land or the house in Golden Beach?
The county's value sits in the land first. The median house carries 81.5% of its just value in land (342 houses, with three that have a zero building value left out), and land is valued above the building on 90.9% of the 345 houses, as of 5 October 2026. These are the county's assessed figures, not sale prices.
The county prices land by lot size at one of five set rates, from $200 to $800 per square foot of lot, on 98.8% of the houses. The 47 houses on the top rate of $800 are the older ones, with a median year built of 1977 against 2004 on the $460 rate, and land is 92.0% of their just value at the median. The county prices where a lot sits, not the house on it, so house age and size do not rank the value.
How does the homestead exemption change what the county assesses?
The homestead exemption is the county's mark of a house its owner lives in as a primary residence, and 69.9% of the 345 houses carried it as of 5 October 2026. It also switches on the Save Our Homes cap, which limits how fast a homesteaded assessed value can rise. Assessed value is the figure after the cap, and just value is the figure before it.
The cap, not the houses, explains the gap that follows. The median homesteaded house is assessed at 35.4% of its just value and the median house without the exemption at 81.8%. These are the county's figures, not market values or sale prices.
Assessed values of the 345 Golden Beach houses, with and without the homestead exemption, as of 5 October 2026. Assessed values are the county's figures, not sale prices.
| Group | Houses | Median assessed value | Median assessed share of just value |
|---|---|---|---|
| With the exemption | 241 | $2,312,882 | 35.4% |
| Without the exemption | 104 | $5,924,232 | 81.8% |
Who owns the houses, and how long do they keep them?
Entities hold 36.5% of the 345 houses as of 5 October 2026, and trusts hold 18.8%. A trust is an estate planning form common among long-tenure owners who live in the house, so it is not read as an investor buying in. The company and LLC line, at 17.7%, is the one that sits closer to investor ownership. Among the 104 houses without the homestead exemption, 76.0% are held through an entity.
Holding form of the 345 Golden Beach houses, as of 5 October 2026. Trusts are an estate planning form, not an investor signal.
| Holding form | Share of houses | Houses counted |
|---|---|---|
| Trust | 18.8% | 345 |
| Corporation or LLC | 17.7% | 345 |
| All entities | 36.5% | 345 |
| Entity, houses without the exemption | 76.0% | 104 |
The median time since the last recorded transfer is 9.6 years across 342 dated houses, and 21.1% are past 20 years and 8.2% are past 30. The county's ownership dates end on 16 January 2026, 8.6 months before 5 October 2026, so every one of these figures is understated by about that gap.
Common questions
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