Episode 2 · Property Types & Supply Dynamics
Pinecrest Houses: Lot Size, Age and Assessed Value
Pinecrest is a village of large houses on large, planted lots, and this page shows what that stock is made of. Most homes are single-family houses built from the fifties through the seventies, the one-acre zone label often promises more land than the lot records show, and the homestead cap leaves neighbors with very different assessments.
💡 Key Insights & Takeaways
- As of 23 September 2026, 5,035 of the 6,198 residential parcels are single-family houses, 81.2% of the total.
- The median house has 3,242 square feet of heated living area on 24,471 square feet of land, and it was built in 1966.
- In the one-acre estate zone, 81.4% of lots record under an acre, and the median lot there is 38,768 square feet.
- The median homesteaded house is assessed at 46.4% of its just value, against 92.1% for houses without the exemption, and that gap is the Save Our Homes cap.
- The median house has been with its current owner for 9.0 years and 46.6% have been held ten years or more, though recorded transfers lag.
If you are weighing a Pinecrest house by its one-acre zoning label, check the recorded lot first: as of 23 September 2026, 81.4% of houses in the one-acre estate zone sit on less than an acre. The median lot in that zone is 38,768 square feet, and only 9.1% of all houses reach a full acre.
At a glance
These figures cover every residential parcel in Pinecrest, not a sample, as of 23 September 2026.
| Measure | Value | As of |
|---|---|---|
| Residential parcels | 6,198, of which 5,035 are single-family houses (81.2%) | 2026-09-23 |
| Median house | 3,242 sq ft of heated living area, on 24,471 sq ft of land | 2026-09-23 |
| Median year built, houses | 1966 | 2026-09-23 |
| Houses carrying a homestead exemption | 82.6% | 2026-09-23 |
| Median assessed value as a share of just value | 46.4% for homesteaded houses, 92.1% for houses without the exemption | 2026-09-23 |
Living area here is heated living space, not the total area under roof that listings use. Just value is the county's full valuation of a property, and assessed value is that figure after the Save Our Homes cap; neither is a market value or a sale price.
What kind of homes are in Pinecrest?
Mostly houses. Of 6,198 residential parcels, 5,035 are single-family houses, 81.2% of the total. Another 873, 14.1%, are condominium units and townhouses. 110 parcels, 1.8%, are multi-family buildings, and 179, 2.9%, are vacant residential lots.
We left shops, offices, civic and government land and shared common areas out of every count on this page, because they are not homes. For a buyer looking for a house, this is a village of houses: four parcels in five are single-family.
How big and how old are Pinecrest houses?
They are large, and most of them sit on large lots. The median house has 3,242 square feet of heated living area, the air-conditioned space inside, and a third of the houses, 33.2%, have 4,000 square feet or more. Listing sizes use total area under roof, which runs larger on the same house, so the sizes on this page never mix with the Inventory tab's.
The median lot is 24,471 square feet, a little over half an acre, and 58.9% of houses sit on 20,000 square feet or more. Every house has a recorded lot size, so those lot figures describe all of them. The house covers little of that land. The median floor-area ratio, the heated living area divided by the lot area, is 0.137.
Most of the houses went up in thirty years. The median house was built in 1966, and 68.4% were built between 1950 and 1979. Only 0.9% are older than 1950. Another 17.4% were built in 2000 or later, 202 of them in the 2020s.
The newer houses are a different product, not a like-for-like renewal of the older ones. The table compares the two groups as of 23 September 2026, counting full bathrooms only.
| Single-family houses | Houses | Median heated living area | Median full bathrooms |
|---|---|---|---|
| Built before 1970 | 3,046 | 2,714 sq ft | 3 |
| Built in 2000 or later | 875 | 6,144 sq ft | 6 |
The county rates most of the older stock as updated. Its effective-age rating estimates how new a house functions after additions and updating, rounded to five-year steps. On that rating, 61.3% of houses count as newer than their build year, and 82.3% of those built before 1980 do. The median effective year is 1994. It is a rating, not a renovation date, so the permit history is still the record to read.
Is Pinecrest's one-acre zone really an acre?
Mostly not. 48.3% of houses sit in the zone labelled Estates – 1 acre in the assessment data, the largest single zone in the village. In that zone, 81.4% of lots record under an acre, and the median lot is 38,768 square feet, a little under an acre.
The zone's name is a label, not a measurement. This page compares the name with the recorded lot area and nothing more. A zoning minimum can be measured a different way, so nothing here says whether any lot conforms to its zoning. If a full acre is what you are paying for, read the recorded lot area and the survey, not the zone's name.
Who owns Pinecrest houses, and for how long?
Mostly the people who live in them. 82.6% of houses carry a homestead exemption, which the county grants on an owner's main home, and 72.9% of all residential parcels carry one. It is the closest thing to an occupancy count the data gives.
Owners stay a long time. The median house has been with its current owner for 9.0 years, and 46.6% have been held ten years or more, 25.6% twenty or more and 12.2% thirty or more. Homesteaded owners hold a median 10.4 years, against 5.0 years for owners without the exemption. The latest recorded transfer is dated 28 January 2026, 7.8 months before this page's date, so every hold figure runs a little short.
21.3% of houses are held by an entity rather than a person, and the split inside that figure matters. 14.3% sit in trusts, which is estate planning by owners rather than an investor buying in. The other 7.0% are held by a company or LLC, and that is the closest measure of investor-style holding the data carries.
What does Save Our Homes do to a Pinecrest assessment?
It opens a wide gap between neighbors. Under Save Our Homes, a homesteaded house's assessed value can rise by no more than three percent a year, or the change in the consumer price index if that is lower, and the gap grows with every year of ownership. The table shows it as of 23 September 2026.
| Single-family houses | Houses | Median assessed value | Median assessed value as a share of just value |
|---|---|---|---|
| With a homestead exemption | 4,160 | $807,616 | 46.4% |
| Without a homestead exemption | 875 | $1,574,245 | 92.1% |
The share column is the clean measure, because it compares each house with its own just value and takes the house itself out of the picture. The difference between the two groups is the cap, not the quality of the houses. In dollars, the median homesteaded house carries $932,147 between its just and assessed values. Across all houses, the median assessed value is $937,731 against a median just value of $1,962,071, and the median assessed value per square foot of heated living area is $294, an assessment measure and not a price.
Land is most of what the county values. On the 5,025 houses where it splits land from building, land is a median 72.7% of the assessed total, and it outweighs the building on 87.9% of them. The median land value is $1,359,380, against $452,475 for the building. Condominium and townhouse parcels carry one combined value, so these land figures describe the houses on their own lots.
Is there room to build or rebuild in Pinecrest?
Very little empty land is left. The 179 vacant residential lots have a median size of 37,897 square feet. 57.0% of them are held by a company or LLC, against 10.6% across all residential parcels, and 61.5% by an entity of some kind. Their median hold is 4.1 years, a little short because recorded transfers lag, so most of these lots changed hands recently.
Rebuilding is the more common path. 1,054 houses, 20.9% of the single-family stock, score as strong redevelopment candidates on a screen that looks for an older, smaller house whose value is mostly land. That is an upper bound, not a count of houses coming down. In a village where land carries most of the value, many houses clear the land and building tests at once.
Common questions
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