Lancaster, California
Los Angeles County publishes every Lancaster parcel's value free but never the owner's name, and the City's own site refused every request, so owners here come from state facility licences, SEC filings and public-agency records: public districts, the County and the State hold the landmarks, and the only listed landlords are a grocery-centre REIT and solar operators.
9 buildings · 6 with an owner established · 25 sources · 6 tier B · 3 tier A · prepared 2026-10-15
Can you find out who owns it?
California has no public online land-title register. Lancaster lies in Los Angeles County, whose Assessor publishes a 92-field parcel layer with land and improvement values, floor areas and base years but no owner-name field. Deeds are recorded by the LA County Registrar-Recorder/County Clerk, which states it 'does not provide online access to real estate records or indexes', citing Government Code 6254.21, and sells certified copies at $6 for the first page and $3 per page after. Under Prop 13 a sale resets the roll value to the price paid, but no file states the price.
Is ownership public?Public, but one paid search at a time
Cost of one title search$6 for the first page and $3 for each additional page per document (certified copy)
Bulk ownership dataNone published
Sale pricesNo transaction data published
1
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| Antelope Valley Medical Center 1600 W Avenue J, Lancaster, CA 93534 390 licensed beds (CDPH, Sep 2026) |
Institutional | Antelope Valley Healthcare District The state's facility list (data date 16 Sep 2026) names the Antelope Valley Healthcare District as licensee of the general acute care hospital at 1600 W Avenue J, entity type 'Health Care District', 390 beds, Level II trauma centre. Wikipedia calls it 'a district hospital' with 420 beds. A health-care district is a public agency. Tier B: the licence names the operator, and no deed or district asset schedule was read to show it also holds the land. The hospital's own site (avmc.org) served a Cloudflare challenge. |
Government | —B |
| RIDE (formerly BYD Coach & Bus) electric bus and truck plant Lancaster, CA (street address not established from a source opened) |
Industrial | Not established a paid title search would answer it Wikipedia: BYD announced two Lancaster plants in May 2013 (a 120,000 sq ft bus plant and a 44,000 sq ft energy-storage plant), and RIDE, BYD's US spin-off, 'operates the former BYD Coach & Bus facility in Lancaster'. Operating a plant does not establish title. Trade press found by search reports a BYD purchase of a former RV plant on 7th Street West, but the publishers' terms could not be read, so those articles were not opened. The County parcel layer shows a 552,178 sq ft heavy-manufacturing parcel at 46147 7th Street West (built 1995, land base year 2017), with no owner field. The owner is on the County roll. |
Not established | —B |
| Lancaster Municipal Stadium (The Hangar) West of downtown Lancaster near State Route 14 (street address not read) 5,300 seats after the soccer conversion; formerly 6,860 |
Civic | City of Lancaster Wikipedia: 'In 1996, the city built Lancaster Municipal Stadium (now The Hangar)'. It cost $14.5M. In 2005 Clear Channel signed a 10-year, $770,000 naming deal with the JetHawks and the City of Lancaster, who split the revenue. In 2024 the City Council approved over $17M to convert it into a 5,300-seat soccer stadium for AV Alta FC (USL League One, from 2025). Tier B: City ownership rests on Wikipedia's account that the city built it and pays for it. No City document could be read, because cityoflancasterca.org refused every request (Akamai). |
Government | —B |
| Antelope Valley College (Lancaster campus) Avenue K and 30th Street West, Lancaster approx. 135 acres |
Institutional | Antelope Valley Community College District Wikipedia: the college is 'operated by the Antelope Valley Community College District'. Its campus broke ground in 1959 on 110 acres at Avenue K and 30th Street West and 'has expanded to approximately 135 acres through land purchases'. CSU Bakersfield's Antelope Valley satellite is on this campus. Tier B: the district is a public agency, and no district deed or facilities inventory was read. |
Government | —B |
| High Desert Regional Health Center 335 East Avenue I, Lancaster, CA 93535 142,000 sq ft |
Institutional | County of Los Angeles Wikipedia: a 142,000 sq ft ambulatory care clinic opened in 2014 and 'operated by the Los Angeles County Department of Health Services through its Ambulatory Care Network'. The state's facility list names 'Los Angeles County Department of Health Services' (entity type County) as licensee of the surgery centre at 335 East Avenue I. Tier B: operation and licence are the County's, and no County capital-asset schedule or deed was read. |
Government | —B |
| Quartz Hill Towne Centre Lancaster, CA (street address not read from the filing) |
Retail | Phillips Edison & Company Phillips Edison's FY2025 10-K, Schedule III (in thousands): Quartz Hill Towne Centre, Lancaster, CA. Encumbrance $11.74M; initial cost land $8.60M and buildings $13.53M; gross carrying amount $23.65M; built 1991, renovated 2012; acquired 27 Dec 2012. No purchase price is stated, and cost on the books is not a sale price. Whether the centre lies inside city limits rather than unincorporated Quartz Hill was not checked against the parcel layer. |
REIT | —A |
| Antelope Valley Solar Ranch One Antelope Valley; the filing gives 'Lancaster, CA' 242 MW net solar |
Industrial | Constellation Energy Corporation Constellation's FY2025 10-K lists 'Antelope Valley, Lancaster, CA, 1 unit, Solar, 242 MW' among its generating stations, with no part-ownership percentage against it. It also carries 'Antelope Valley DOE Nonrecourse Debt' at 2.29%-3.56% due January 2037. The filing gives the locality, not a parcel. Whether the plant lies inside Lancaster city limits or on unincorporated land nearby was not established, and the filing does not say whether the land is owned or leased. |
Public company | —A |
| Kaiser Permanente Antelope Valley (Ambulatory Surgery Center) 44301 Lorimer Ave, Lancaster, CA |
Institutional | Not established a paid title search would answer it The state's facility list names Kaiser Foundation Hospitals (nonprofit corporation) as licensee of the ambulatory surgery centre at 44301 Lorimer Ave, and of a home-health branch at 1050 Commerce Center Dr. Kaiser Foundation Hospitals files no SEC reports, and no Kaiser document stating ownership of these sites was read. A licence shows the operator, not the landholder, so the owner is left blank. |
Not established | —A |
| Lancaster University Center (Challenger Hall) Former Antelope Valley Fairgrounds, Lancaster 13 classrooms |
Institutional | Not established the source would not open Wikipedia: the City 'spearheaded the development of the Lancaster University Center'. A $3.5M reconstruction of Challenger Hall at the old Antelope Valley Fairgrounds gave it 13 classrooms, used with CSU Bakersfield and CSU Long Beach. The article does not say who holds title. City documents were unreachable (Akamai 403 on cityoflancasterca.org), so the owner is left blank. |
Not established | —B |
2
The core land
The most valuable ground in the city, and what the public record says about it.
The County publishes every parcel's roll value free, but not its owner, so the most valuable ground can be ranked and not named. Figures are roll year 2026 land plus improvement values from the County's parcel layer, summed by Research Upon over the 53,470 parcels whose tax-rate city is Lancaster. They are Proposition 13 values, which reset to the purchase price on a sale and otherwise rise at most 2% a year. They are not market prices, and they exclude business personal property, exemptions and state-assessed utility property.
Roll value of real property in Lancaster's tax-rate area, roll year 2026$19.16B
Land $6.11B plus improvements $13.05B over 53,470 parcels. Residential use types account for $15.29B (45,567 parcels), commercial $2.02B, industrial $1.19B. Gross of exemptions. LA County parcel layer, queried October 2026.
Highest-value parcels$106.1M (2801 W Avenue H); $92.5M (615 W Avenue L)
2801 W Avenue H is a 922,905 sq ft warehouse/distribution building (built 1999, land base year 2021). 615 W Avenue L is a 133,783 sq ft professional building (built 2013). Next come a vacant-address industrial parcel near Avenue G and 40th St W ($74.2M, base year 2024) and apartment complexes on 16th St W. The layer names no owners. The ten highest-value parcels hold 2.8% of the roll, so value is widely spread.
Typical house on the roll$291,556 median; $453,900 if bought in 2025-26
Median land plus improvement value of 44,542 single-family parcels. The 3,558 with a 2025 or 2026 land base year (roughly, recently sold or built) have a median of $453,900. The 6,028 with a base year before 2000 have a median of $152,621: the Prop 13 gap between long-held and recently bought homes. 12,392 carry a homeowners' exemption.
Farm and desert landabout 26,600 acres
2,119 'Irrigated Farm' use-type parcels (about 17,120 acres) and 1,647 'Desert' parcels (about 9,505 acres), out of roughly 58,860 acres of parcels in Lancaster's tax-rate area. Acreage is from parcel polygon areas. The farm use type groups field crops, irrigated farm and pasture.
3
Who owns the town
At this scale the significant owner is rarely a trust or a fund: it is one or two local holding companies, a family in its second or third generation, and often the land around the town rather than the buildings in it.
Lancaster's largest holders named in any source opened are public bodies: the County airfield and health centre, the State prison, the college and school districts, and the healthcare district. Free public data gives no owner names, so no private landowner can be ranked. The parcel layer shows 2,119 parcels classed 'Irrigated Farm' covering about 17,120 acres, and 1,647 'Desert' parcels covering about 9,505 acres, out of roughly 58,860 acres in Lancaster's tax-rate area. Who holds that farmland and open desert is on the County roll, which is not published with names. The big federal and LA-city holdings of the Antelope Valley (Edwards AFB, Plant 42 and LAWA's Palmdale land) lie outside Lancaster.
| Name | Type | Holdings as stated |
|---|---|---|
| County of Los Angeles Wikipedia: General William J. Fox Airfield is 'a county-owned, public airport', 1,217 acres, five miles northwest of Lancaster. The County Department of Health Services operates the High Desert Regional Health Center (335 East Avenue I) and holds its licence. In the parcel layer, the largest 'Government Parcel' entries in Lancaster's tax-rate area are two parcels at 4725 William J. Barnes Ave, about 935 acres together. The layer names no owner, so they are not attributed to the County here. |
Government | 1,217-acre airfield; 142,000 sq ft health centreB |
| State of California (Department of Corrections and Rehabilitation) Wikipedia: California State Prison, Los Angeles County is a state prison 'located in the city of Lancaster', 262 acres, opened 1993 and managed by CDCR. Tier B: the State's real-property inventory was not read. |
Government | 262 acresB |
| Antelope Valley Community College District Main campus at Avenue K and 30th Street West: 110 acres at groundbreaking in 1959, 'expanded to approximately 135 acres through land purchases' (Wikipedia). It also plans a 60-acre campus in Palmdale, outside Lancaster. |
Government | approx. 135 acresB |
| Antelope Valley Healthcare District Licensee of Antelope Valley Medical Center, 1600 W Avenue J (CDPH facility list, Sep 2026). No district asset schedule was read for land area. |
Government | 390-bed hospital campusB |
| Antelope Valley Union High School District Wikipedia: eight comprehensive high schools, one trade school and two continuation schools in Palmdale, Lancaster and their suburbs, with the district office in Lancaster. No acreage or property schedule was read. The Lancaster, Eastside Union and Westside Union elementary districts also hold school sites in the city, with no figures read. |
Government | 8 comprehensive high schools across the valleyB |
| City of Lancaster (incl. Lancaster Housing Authority and Successor Agency) The City built and pays for Lancaster Municipal Stadium (Wikipedia), and owns other parks and civic sites. Its audited financial report, which would give land at cost, land held for resale and the ten largest taxpayers, sits on cityoflancasterca.org, which returned Akamai 'Access Denied' to every request including robots.txt. So no City figure is given. |
Government | not establishedB |
| Los Angeles World Airports (City of Los Angeles) - outside Lancaster Wikipedia: from 1970 to 1983 the Los Angeles Department of Airports (now LAWA) 'acquired about 17,750 acres of land east and south of United States Air Force Plant 42 in unincorporated Los Angeles County' for a never-built 'Palmdale Intercontinental Airport'. Listed here for context. It is not in Lancaster. |
Government | about 17,750 acres (Palmdale area)B |
| United States (Air Force) - outside Lancaster Wikipedia: Plant 42 'is owned by the United States Air Force' and controls more than 5,800 acres between Avenue M and Avenue P in Palmdale. Edwards AFB (owner Department of Defense) is a census-designated place in Kern County. Neither lies inside Lancaster; both are listed because they dominate Antelope Valley land and employment. |
Government | 5,800+ acres (Plant 42); Edwards AFB in Kern CountyB |
5
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
Lancaster builds mostly detached houses, and fewer of them than before. Census permits for the city: 2024, 570 single-unit homes plus 284 units in fifteen 5+ unit buildings and 43 in 3-4 unit buildings. 2025 (12 months reported), 440 single-unit homes, 34 units in two-unit buildings, 16 in 3-4 unit buildings and 30 in six 5+ unit buildings. January-August 2026 (8 months reported, Census footnote 2), 62 single-unit, 46 two-unit, 15 in 3-4 unit and 20 in 5+ unit buildings. The County roll is the only place a builder's lot holdings would show by name, and it is not published with owners. The City's permit pages were unreachable (Akamai 403). No builder's filing breaks out Lancaster or the Antelope Valley, so builders are listed only where a filing places them in Los Angeles County, with their own segment figures. A Lancaster-specific league table could not be built.
| Name | Type | Presence / homes |
|---|---|---|
| KB Home KB Home's FY2025 10-K lists Los Angeles among its West Coast markets. That segment delivered 3,965 homes in the year to 30 Nov 2025 (4,316 the year before) and owned or controlled 20,750 lots. Wikipedia's Lancaster article says KB Home built the 'Home of the Future' in Lancaster using BYD energy storage. No Lancaster figure is given. |
Public company | 3,965 homes delivered, West Coast segment FY2025A |
| D.R. Horton D.R. Horton's FY2025 10-K lists Los Angeles County among its California markets, in the Southwest region (Arizona, California, Hawaii, Nevada, New Mexico). It closed 84,863 homes nationally at an average $370,400. The filing gives no Lancaster or Los Angeles County figure. |
Public company | 84,863 homes closed company-wide FY2025A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
No office REIT, mall REIT or industrial REIT among the 60-odd filers searched lists a Lancaster, California property in its 2025 10-K. The only listed landlord found is Phillips Edison, with one grocery-anchored centre. The larger listed holdings attributed to 'Lancaster, CA' are solar and storage plants, which their filings give by locality, not parcel; whether each lies inside city limits was not established. The County parcel layer shows the city's most valuable private parcels are a 922,905 sq ft distribution warehouse, a 133,783 sq ft professional building and apartment complexes, but it names no owners.
| Name | Type | Asset / stated size |
|---|---|---|
| Phillips Edison & Company Quartz Hill Towne Centre, Lancaster, CA: encumbrance $11.74M, built 1991, renovated 2012, acquired 27 Dec 2012 (FY2025 10-K, Schedule III). The parcel layer shows a cluster of 1991 shopping-centre parcels at 4005-4131 W Avenue L inside Lancaster's tax-rate area with a 2013 land base year, which fits a late-2012 sale. No source opened ties those parcels to the centre by name. |
REIT | $23.65M gross carrying amount (1 centre)A |
| Constellation Energy Corporation Antelope Valley Solar Ranch One, given as 'Lancaster, CA' in the FY2025 10-K, with DOE non-recourse debt due 2037. Inside or outside city limits not established. |
Public company | 242 MW solarA |
| Clearway Energy, Inc. Alpine (66 MW, operating since Jan 2013, PG&E contract to 2033) and TA High Desert (20 MW, Mar 2013, SCE contract to 2033), both given as 'Lancaster, CA' in the FY2025 10-K. Whether the land is owned or leased is not stated. |
Public company | 86 MW solar (2 plants, 100%)A |
| The AES Corporation The FY2025 10-K lists 'Lancaster Area Battery (LAB)' in OpCo D, location 'US-CA', operating since 2022 with a contract to 2037. The filing gives only the state, so the site's location relative to Lancaster rests on the plant's name alone. |
Public company | 127 MW battery storage, 75% shareA |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- City of Lancaster's ten largest property taxpayers and its land at cost and held for resale (ACFR statistical section): cityoflancasterca.org blocked every request, so no private owner is ranked by value. Search results show ACFRs through FY2023 on that host.
- Owner of the RIDE (formerly BYD Coach & Bus) plant. Trade-press articles found by search report that BYD bought a former RV plant at 46147 7th Street West (renamed BYD Boulevard), but their publishers' terms could not be read and the articles were not opened. The parcel layer shows two heavy-manufacturing parcels at 46147 7th Street West (552,178 sq ft building, land base year 2017), with no owner field.
- Owners of the city's highest-value private parcels: the 922,905 sq ft warehouse at 2801 W Avenue H, the 133,783 sq ft professional building at 615 W Avenue L, and the apartment complexes on 16th St W and Gadsden Ave. These are on the County roll only.
- Kaiser Permanente's Lancaster sites: Kaiser Foundation Hospitals is the licensee at 44301 Lorimer Ave, but whether it owns or leases the building was not established.
- Whether Antelope Valley Solar Ranch One (Constellation), Alpine and TA High Desert (Clearway) and AES's Lancaster Area Battery lie inside Lancaster city limits or on unincorporated land: their filings give locality only.
- Antelope Valley Mall is in Palmdale, not Lancaster. Wikipedia says Bridge Group Investments (now Mershops) bought it in 2022 for $60M, citing the San Fernando Valley Business Journal (not opened), so it is not a Lancaster marquee entry.
- Antelope Valley-East Kern Water Agency, Southern California Edison and Union Pacific holdings in Lancaster: no source opened gives a Lancaster figure. Edison International's and Union Pacific's FY2025 10-Ks do not mention Lancaster, and Wikipedia has no AVEK article.
- Lancaster University Center (Challenger Hall, former fairgrounds): title holder not stated in any source opened.
- Sale prices: no deed or documentary-transfer-tax figure was read for any Lancaster marquee property. LA County Recorder records are not online, and copies cost $6 for the first page.
§
Sources
- LA County Parcel Map Service, layer 0 (Parcels): 92 fields, no owner-name field; 53,470 parcels with TaxRateCity LANCASTER, roll year 2026 — County of Los Angeles (Assessor data via eGIS) · openA
- Real Estate Records - General Info: 'Our office does not provide online access to real estate records or indexes' (Gov. Code 6254.21) — Los Angeles County Registrar-Recorder/County Clerk · openA
- View Real Estate Records: certified copy $6 first page, $3 each additional page — Los Angeles County Registrar-Recorder/County Clerk · openA
- Licensed and Certified Healthcare Facility Listing (health_facility_locations.csv, data date 16 Sep 2026): Antelope Valley Medical Center, 1600 W Avenue J, licensee Antelope Valley Healthcare District, 390 beds, Level II trauma; High Desert Health System ASC, 335 East Avenue I, licensee Los Angeles County Department of Health Services; Kaiser Foundation Hospitals ASC, 44301 Lorimer Ave — California Department of Public Health via CHHS Open Data · openA
- Antelope Valley Medical Center (district hospital, Lancaster; 420 beds) — Wikipedia · openA
- The Hangar (Lancaster, California) - officially Lancaster Municipal Stadium; built by the city 1996; $14.5M; conversion to 5,300-seat soccer stadium — Wikipedia · openA
- Lancaster, California (economy: BYD plants announced May 2013; Lancaster Municipal Stadium built 1996; Lancaster University Center at Challenger Hall) — Wikipedia · openA
- Antelope Valley College (operated by the Antelope Valley Community College District; campus approx. 135 acres at Avenue K and 30th Street West) — Wikipedia · openA
- High Desert Regional Health Center (142,000 sq ft ambulatory care clinic, 335 East Avenue I; operated by LA County DHS Ambulatory Care Network) — Wikipedia · openA
- BYD (company): RIDE, the US spin-off, 'operates the former BYD Coach & Bus facility in Lancaster, California' — Wikipedia · openA
- Phillips Edison & Company Form 10-K for 2025: Schedule III (Quartz Hill Towne Centre, Lancaster, CA) — SEC EDGAR · openA
- Constellation Energy Corp Form 10-K for 2025: Item 2 generating stations ('Antelope Valley, Lancaster, CA, 1 unit, Solar, 242 MW') and long-term debt ('Antelope Valley DOE Nonrecourse Debt') — SEC EDGAR · openA
- Clearway Energy, Inc. Form 10-K for 2025: Item 2 facilities (Alpine, Lancaster, CA, 66 MW, 100%, COD Jan 2013, PG&E to 2033; TA High Desert, Lancaster, CA, 20 MW, 100%, COD Mar 2013, SCE to 2033) — SEC EDGAR · openA
- The AES Corporation Form 10-K for 2025: Item 2 generation table ('Lancaster Area Battery (LAB) (OpCo D), US-CA, Energy Storage, 127 MW, 75%, 2022, contract to 2037') — SEC EDGAR · openA
- Mershops Antelope Valley Mall (Palmdale): owned by Mershops (formerly Bridge Group Investments); 'In 2022, Bridge Group Investments acquired the mall for $60 million' — Wikipedia · openA
- General William J. Fox Airfield: 'a county-owned, public airport', 1,217 acres, five miles northwest of Lancaster — Wikipedia · openA
- California State Prison, Los Angeles County: state prison 'located in the city of Lancaster', 262 acres, opened 1993, managed by CDCR — Wikipedia · openA
- Palmdale Regional Airport: LAWA 'acquired about 17,750 acres' east and south of Plant 42 in unincorporated LA County, 1970-1983 — Wikipedia · openA
- Antelope Valley Union High School District (eight comprehensive high schools in Palmdale, Lancaster and suburbs; district office in Lancaster) — Wikipedia · openA
- United States Air Force Plant 42: 'owned by the United States Air Force'; controls more than 5,800 acres north of Avenue P and south of Avenue M (Palmdale) — Wikipedia · openA
- Edwards Air Force Base (owner Department of Defense; a census-designated place in Kern County) — Wikipedia · openA
- Building Permits Survey, West Region place files: annual 2025 (we2025a.txt), annual 2024 (we2024a.txt) and year-to-date August 2026 (we2608y.txt), Lancaster city, CA (FIPS place 40130) — US Census Bureau · openA
- KB Home Form 10-K for fiscal 2025: segments and markets (West Coast segment includes Los Angeles), homes delivered by segment — SEC EDGAR · openA
- D.R. Horton Form 10-K for fiscal 2025: homebuilding markets (California: Los Angeles County, among others), homes closed — SEC EDGAR · openA
- LA County Parcel Map Service layer 0, query: 53,470 parcels with TaxRateCity = LANCASTER (fields AIN, situs, use type, roll values, base year, floor area, polygon area), retrieved 15 Oct 2026; aggregated by Research Upon — County of Los Angeles · openA