Los Angeles, California
Los Angeles publishes the assessed value of every one of its parcels and the owner of almost none of them: the county roll has no owner-name field, the Recorder puts no deed index online, and the only owner a public dataset names is a government one.
10 buildings · 9 with an owner established · 16 sources · 7 tier A · 3 tier B · prepared 2026-10-31
Can you find out who owns it?
California has no public online land-title register. The Los Angeles County Assessor publishes an open parcel layer — 2.4 million parcels with land and improvement values, floor areas, years built and use codes — but no owner-name field. Deeds are recorded with the Registrar-Recorder/County Clerk and are open to anyone, but that office 'does not provide online access to our real estate records or indexes', citing Government Code section 6254.21 (no online posting of officials' home addresses); a certified copy costs $6 for the first page and $3 for each page after, in person at Norwalk or by mail. California is a non-disclosure state for prices: the roll carries a Prop 13 base year, never a sale 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
Sites that forbid taking their data
- oue.com.sg — “You agree that You will not use any robot, spider, other automatic device or manual process to monitor or copy the Site or any contents or information contained therein, unless You obtain OUE’s prior express written consent.”
- realassets.ipe.com — “…or systematically collecting information from (parts of) the Media using automated means (including, but not limited to: crawling, spidering, phishing and/or hacking)… with regard to text and data mining… FD Mediagroep expressly reserves all (author’s) rights and therefore, prior written permission from FD Mediagroep is required.”
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 |
|---|---|---|---|---|
| Los Angeles City Hall 200 N Spring St, Los Angeles, CA 90012 |
Civic | City of Los Angeles The Assessor's publicly owned parcel layer lists AIN 5161005906, 200 N Spring St, 5.9 acres, owner 'L A CITY', use code 8821. On the main parcel layer it is a 'Government Parcel' with no roll value — exempt public property carries none. Next door the County holds the civic-centre blocks at 500 W Temple St and 135 N Grand Ave ('L A COUNTY'), and the Department of Water and Power its 13.5-acre headquarters parcel at 111 N Hope St. |
Government | —A |
| Los Angeles International Airport (LAX) 1 World Way / 7000 World Way W, Los Angeles, CA 90045 |
Civic | City of Los Angeles The single largest airport parcel, AIN 4129026903 at 7000 World Way W (377 acres, use code 8862), stands in the name 'L A CITY'. Across the airport's assessor map books (4128–4132, 4211–4215, 4113–4117) the City holds 465 parcels and about 2,586 acres under 'L A CITY', plus small parcels under 'L A CITY AIRPORT'. The roll carries the airport under the City itself, not under Los Angeles World Airports as a separate name. Acres are computed from the layer's polygon areas. |
Government | —A |
| Crypto.com Arena 1111 S Figueroa St, Los Angeles, CA 90015 918,000 sq ft (county roll main area) |
Civic | City of Los Angeles The arena parcel, AIN 5138016913 (8.5 acres), is on the Assessor's publicly owned list in the name 'L A CITY', use code 6500, recorded 27 March 1998. The main parcel layer describes it as 'Athletic & Amusement Facilities', built 2000, 918,000 sq ft, with no roll value on the fee parcel. The arena's operator is not named in any record we opened; a private operator's leasehold would be a separately assessed possessory interest, which the open layer does not carry. Building name is the current common name, not from the county record. |
Government | —B |
| Los Angeles Memorial Coliseum (Exposition Park) 3911 S Figueroa St, Los Angeles, CA 90037 |
Civic | State of California AIN 5037027937, 3911 S Figueroa St, 63.0 acres, owner 'STATE OF CALIFORNIA', use code 8844, on the Assessor's publicly owned list; the adjoining 7.0-acre parcel at 900 Exposition Blvd is 'L A CITY'. Who operates the stadium under the State is not named in the layer. Building name is the common one. |
Government | —B |
| Los Angeles Union Station 800 N Alameda St, Los Angeles, CA 90012 24,305 sq ft (roll main area, built 1939) |
Civic | Los Angeles County Metropolitan Transportation Authority (Metro) AIN 5409023941, 800 N Alameda St, 12.5 acres, owner 'L A COUNTY METROPOLITAN' (the layer truncates the name), use code 8010, recorded 15 April 2011. Main layer: 'Miscellaneous', year built 1939, 24,305 sq ft, no roll value. Across the city Metro holds 1,107 parcels and about 2,246 acres under three spellings (LACMTA, L A COUNTY METROPOLITAN, L A CO METROPOLITAN). |
Government | —A |
| University of California, Los Angeles (UCLA) — main campus 405 Hilgard Ave, Los Angeles, CA 90095 |
Institutional | The Regents of the University of California AIN 4363001903, 405 Hilgard Ave, 269.4 acres, owner 'REGENTS OF THE UNIVERSITY OF' (truncated), use code 8831, recorded 1965 — the campus parcel. The Regents hold 143 parcels and about 550 acres in the city in all, under several spellings. |
Government | —A |
| Beverly Center 8500 Beverly Blvd, Los Angeles, CA 90048 842,212 sq ft GLA (Simon); 1,244,382 sq ft main area (county roll) |
Retail | Simon Property Group 100.0% Simon's FY2025 10-K property table: 'Beverly Center CA Los Angeles Fee and Ground Lease (2057) 100.0 % Acquired 2020 93.8 % 842,212', anchors Bloomingdale's, Macy's, Lucky Strike. The county roll (AIN 4334007008) assesses it at $485,795,553 land + $529,958,784 improvements, 2026 roll — about $1.02B. Roll values from s1. |
REIT | —A |
| FOX Studio Lot 10201 W Pico Blvd, Los Angeles, CA 90064 over 1.8 million sq ft on over 50 acres, 15 sound stages (Fox 10-K) |
Industrial | Fox Corporation Fox's FY2026 10-K, Item 2: 'FOX owns the FOX Studio Lot in Los Angeles, California. The historic lot is located on over 50 acres of land and has over 1.8 million square feet of space'. Lease income from the lot was about $25M in FY2026 against $45M in FY2025, with Disney the predominant tenant 'until March of 2026'. County roll, AIN 4315019013: $162,128,479 land + $340,009,955 improvements, land base year 1995 (from s1). |
Public company | —A |
| Westfield Topanga 6600 Topanga Canyon Blvd, Los Angeles (Canoga Park), CA 91303 1,278,741 sq ft main area across three county parcels |
Retail | Unibail-Rodamco-Westfield URW lists Westfield Topanga among its portfolio assets — 'almost 200 shops, restaurants and personal services' in Warner Center — but states no ownership percentage. Three county parcels at 6600 Topanga Canyon Blvd (AINs 2139004044/45/46), coded 'Shopping Centers (Regional)', total $117.3M land + $614.0M improvements, 2026 roll (from s1). Tier B because the stake and the parcel link come from two sources. |
REIT | —B |
| U.S. Bank Tower 633 W 5th St, Los Angeles, CA 90071 1,346,113 sq ft (county roll main area) |
Office | Not established a paid title search would answer it The tallest tower on Bunker Hill is fully described by the open roll — AIN 5151017028, 'Office Buildings', built 1988, 1,346,113 sq ft, $65,030,359 land + $366,554,826 improvements, land base year 2021 (a change of ownership or new construction that year) — and nowhere does the roll name an owner. No filing we opened names one; establishing it means buying a deed copy from the Recorder. Building name is the common one. |
Not established | —A |
2
The core land
The most valuable ground in the city, and what the public record says about it.
The county's open parcel service will tell you to the dollar what the most valuable ground in Los Angeles is assessed at, and will not tell you whose it is. Figures were computed on 31 October 2026 by querying that service (2026 roll) for parcels with TaxRateCity = LOS ANGELES.
City of Los Angeles parcels on the roll806,375 parcels; about $909B assessed
789,110 carry roll values: about $511.5B land + $397.7B improvements (average × count, because the service's sums overflow), before exemptions. LA County parcel service, 2026 roll.
Highest land value on a single parcel in the city$485,795,553
AIN 4334007008, 8500 Beverly Blvd (Beverly Center) — max() of Roll_LandValue over the city. Improvements are $529,958,784. 2026 roll.
Highest-value office parcel$927,557,573
AIN 5151023400, 525 S Flower St, 1,385,099 sq ft, built 1971: $137,091,758 land + $790,465,815 improvements, land base year 2014. Owner not on the roll. 2026 roll.
Highest improvement value in the city$796,907,971
AIN 5542016030, 4550 W Sunset Blvd, 'Hospitals' (Los Feliz/East Hollywood hospital row), 2026 roll. Exempt-institution values are still shown on the roll.
Bunker Hill core (ZIP 90071)$5.90B across 86 parcels
$0.99B land + $4.91B improvements; from the September 2026 query of the same service (us-la record), 2026 roll.
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.
Los Angeles names no private owner on any open dataset, but the Assessor does publish a layer of publicly owned parcels with the owner's name — 14,739 parcels in the City of Los Angeles, about 74,900 acres, roughly a quarter of the city's land. The City and its three proprietary departments (Water and Power, the Harbor, the airport) hold about 29,000 acres. The State follows, mostly Santa Monica Mountains parkland, then the federal government (national forest in the Verdugo and San Gabriel foothills and the Sepulveda Basin) and LAUSD, with 2,492 school parcels. The layer also carries exempt private holders — cemeteries, the Archdiocese, nonprofit housing — and 180 parcels (1,392 acres) with no owner name. Railroads and investor-owned utilities are mostly missing because the State Board of Equalization assesses their operating property. Acres are polygon areas (Web Mercator corrected for latitude). Spellings are grouped, individuals' 'c/o' names are left out, and counts are as of the layer's November 2025 edit.
| Name | Type | Publicly owned parcels, City of Los Angeles |
|---|---|---|
| City of Los Angeles Under 'L A CITY', 'LOS ANGELES CITY' and 'LA CITY', including LAX (about 2,586 acres in the airport map books) and 942 small parcels marked 'L A CITY S BY S' (the roll's own abbreviation; the layer does not explain it). The largest single parcels, about 630 acres each, are AINs 5593002906 and 5593002912 (the second at 2715 N Vermont Ave, by Griffith Park). Plus 85 parcels and 922 acres under 'L A CITY PARK(S)' and the Department of Recreation and Parks, counted separately. |
Government | 5,281 parcels, about 19,350 acresA |
| State of California Includes parcels held for the State's Santa Monica Mountains and desert-and-mountain conservancies and for the Department of Parks and Recreation. The largest is AIN 4432004901 (1,767 acres, unaddressed); the 774-acre parcel AIN 4432003906 is at 20825 Entrada Rd. Also the 63-acre Coliseum parcel in Exposition Park. |
Government | 1,033 parcels, about 15,530 acresA |
| United States Government 'U S GOVT' and variants. The largest are unaddressed parcels coded 800V in assessor map books 5869 and 2553 (658, 443 and 325 acres) and a 571-acre parcel, AIN 2251007900, use code 6600. The layer does not say which agency holds them. The US Postal Service has a further 84 parcels and 127 acres. |
Government | 156 parcels, about 6,980 acresA |
| Los Angeles Department of Water and Power 'L A CITY DEPT OF WATER AND POWER' — reservoirs, receiving stations and transmission corridors, plus the 13.5-acre John Ferraro headquarters parcel at 111 N Hope St. A City department, listed separately from the City because it holds title in its own name. |
Government | 846 parcels, about 6,580 acresA |
| Los Angeles Unified School District 'L A UNIFIED SCHOOL DIST(RICT)'. Largest is 109.1 acres at 17120 Vanowen St (AIN 2230011901); many small parcels in clusters such as the 309 Lucas Ave block west of downtown. |
Government | 2,492 parcels, about 5,140 acresA |
| Port of Los Angeles (City of Los Angeles Harbor Department) 'L A CITY HARBOR DEPT', including the Harbor Administration parcel at 425 S Palos Verdes St, San Pedro. Port land is much larger than this because tidelands and water area are largely unparcelled. |
Government | 128 parcels, about 2,990 acresA |
| Mountains Recreation and Conservation Authority A joint-powers park authority. The layer's full-name field adds staff 'c/o' names, which are not reproduced. |
Government | 315 parcels, about 2,690 acresA |
| Los Angeles County Metropolitan Transportation Authority (Metro) Rail rights-of-way (Exposition, Orange Line, Union Station) under LACMTA, L A COUNTY METROPOLITAN and L A CO METROPOLITAN. Union Station is the 12.5-acre 800 N Alameda St parcel. |
Government | 1,107 parcels, about 2,250 acresA |
| Los Angeles County Flood Control District Channels and spreading grounds. |
Government | 1,098 parcels, about 2,160 acresA |
| County of Los Angeles Including the civic-centre blocks at 500 W Temple St and 135 N Grand Ave. County Sanitation Districts hold a further 22 parcels and about 1,950 acres (mostly District No. 2). |
Government | 335 parcels, about 2,010 acresA |
| Housing Authority of the City of Los Angeles (HACLA) Public-housing estates; the largest parcels are at 1409 Crusado Ln and 2830 Lancaster Ave (Ramona Gardens area), each 16–18 acres. |
Government | 530 parcels, about 1,020 acresA |
| Los Angeles Community College District City and Valley college campuses. |
Government | 65 parcels, about 700 acresA |
| The Regents of the University of California UCLA. The 269.4-acre campus parcel at 405 Hilgard Ave dominates. The Trustees of the California State University hold one 102-acre parcel (Cal State campus). |
Government | 143 parcels, about 550 acresA |
| Metropolitan Water District of Southern California A regional water wholesaler; it is not a City department. |
Government | 32 parcels, about 320 acresA |
| National Railroad Passenger Corporation (Amtrak) The only railroad that appears on the layer. Union Pacific and BNSF operating property is assessed by the State Board of Equalization and is not on the county roll layers. |
Public company | 10 parcels, about 31 acresA |
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.
The City of Los Angeles permitted 11,211 new dwellings in 2025 (Census Building Permits Survey): 3,848 in single-unit buildings, 764 in two-unit buildings and 6,599 in 138 buildings of five or more units. So most new housing in the city is apartments, built by multifamily developers that file nothing comparable to a homebuilder's 10-K. The large listed builders work mostly at the county's edges and report California only as a regional segment; none publishes a City of Los Angeles figure. There is no official league table of US builders by units.
| Name | Type | Homes delivered FY2025 |
|---|---|---|
| KB Home FY2025 10-K: the West Coast segment, whose markets include Los Angeles, delivered 3,965 homes (4,316 in 2024); group total 12,902 at an average $481,400. KB Home is headquartered in Los Angeles. |
Public company | 3,965 (West Coast segment)A |
| Lennar Corporation FY2025 10-K: new home deliveries, including unconsolidated entities, were 82,583, up from 80,210. California is in its West segment; no Los Angeles figure is given. |
Public company | 82,583 (group)A |
| Tri Pointe Homes FY2025 10-K: 4,947 homes delivered in 2025 (6,460 in 2024), average about $680,000. On 13 February 2026 it agreed to be acquired by Sumitomo Forestry Co., Ltd., making it a Japanese corporate subsidiary. |
Public company | 4,947A |
| Invitation Homes (ResiBuilt) FY2025 10-K: the purchase of ResiBuilt, 'a leading fee homebuilder specializing in single-family rental communities', means the largest SFR landlord now builds as well. Listed for its ownership model, not for any Los Angeles output. |
REIT | not stated for Los AngelesA |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Los Angeles's institutional landlords are listed REITs, so their floor areas are audited and published even though the parcels they sit on name nobody. These are company-wide portfolios, weighted to Los Angeles but not limited to it; no free source ranks owners by square feet inside the city. The biggest single office parcels on Bunker Hill — 525 S Flower, 333 S Hope, 333 S Grand, all with a 2014 land base year on the roll — have no owner named in any filing we opened.
| Name | Type | Portfolio at 31 Dec 2025 |
|---|---|---|
| Rexford Industrial Realty FY2025 10-K: 'our consolidated portfolio consisted of 419 properties with approximately 51.2 million rentable square feet', 'primarily located in Southern California infill markets'. |
REIT | 51.2M sq ft, 419 propertiesA |
| Douglas Emmett FY2025 10-K: 'an 18.0 million square foot office portfolio, which included a 456 thousand square foot office property under development, (ii) 5,445 multifamily apartment units, which included 1,035 apartment units under development'. 52 office and 12 residential properties are wholly owned; 18 more office properties (4.6M sq ft) sit in six JVs with institutional investors, about 47% DEI-owned. Its Los Angeles submarkets include Santa Monica and West Los Angeles. |
REIT | 18.0M sq ft office + 5,445 apartmentsA |
| Kilroy Realty FY2025 10-K: stabilized office portfolio of 121 buildings and 16,292,164 rentable sq ft, 81.6% occupied. Spread across the West Coast and Austin, not Los Angeles alone. |
REIT | 16.3M sq ft, 121 buildingsA |
| Hudson Pacific Properties FY2025 10-K: office 'approximately 13.9 million square feet', studio 'approximately 1.7 million square feet, including 45 sound stages'. Its Hollywood studios — Sunset Gower (12 stages, 559,149 sq ft), Sunset Bronson (9 stages, 310,563 sq ft) and Sunset Las Palmas (11 stages, 334,954 sq ft) — are all 'Owned'. The table shows HPP's share of Sunset Gower's $24.46M base rent as $12.47M, about half, which reflects its Hollywood Media Portfolio joint venture. |
REIT | 13.9M sq ft office + 1.7M sq ft studioA |
| Simon Property Group Simon's FY2025 10-K property table: Beverly Center 100.0% owned, 'Fee and Ground Lease (2057)'. Only that one Los Angeles city mall is quoted here. |
REIT | 842,212 sq ft at Beverly CenterA |
| Invitation Homes The largest listed single-family-rental landlord. FY2025 10-K market table: Southern California 7,100 homes, 95.8% average occupancy, $3,194 average monthly rent, 10.9% of revenue. Its 'Southern California' covers the Los Angeles–Long Beach–Anaheim, Oxnard, Riverside–San Bernardino and San Diego metros, so this is not a city figure. 86,192 owned homes in total. |
REIT | 7,100 homes, Southern CaliforniaA |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- U.S. Bank Tower (633 W 5th St): search results say OUE Limited's subsidiary Beringia Central LLC agreed in July 2020 to sell it for US$430M to 'USBT Property Owner LP', an entity connected to Silverstein Properties, below a US$650M end-2019 valuation, after buying it in 2013 for US$367.5M from MPG Office Trust, with closing reported on 25 September 2020. We could not open a primary copy: OUE's own site and IPE Real Assets both forbid automated access, and SGX filings were not tried. The roll's 2021 land base year for the parcel neither confirms nor contradicts this. Owner left blank.
- Who owns the Bunker Hill office towers at 525 S Flower, 333 S Hope and 333 S Grand. All three carry a 2014 land base year on the roll, but no filing we opened names an owner.
- Who operates Crypto.com Arena and the Coliseum, and on what lease. The fee owners (City; State) are on the public-parcel layer, but the possessory-interest assessments that would name a private leaseholder are not in any open layer.
- Whether the LA County Assessor's per-parcel portal shows an assessee name. It renders as a JavaScript shell to a fetcher.
- What the roll abbreviation 'L A CITY S BY S' (942 parcels, 324 acres) means. The layer gives no key.
- Registrar-Recorder bulk grantor/grantee index. The office says it publishes no online index, and we found no bulk product page.
- Duplicate record: property/data/us-la.json (prepared 2026-09-27) covers the same city under the id us-la. This record (us-los-angeles) re-verifies and extends it; the coordinator should choose one id.
§
Sources
- LA County Parcel Map Service, layer 0 (Parcels) — 2,433,059 parcels, 92 fields, no owner name — Los Angeles County Office of the Assessor / LA County Enterprise GIS · openA
- Real Estate Records — General Info: 'Our office does not provide online access to real estate records or indexes' — Los Angeles County Registrar-Recorder/County Clerk · openA
- View Real Estate Records — 'The fee for a certified copy of a document is $6 for the first page and $3 for each additional page per document' — Los Angeles County Registrar-Recorder/County Clerk · openA
- Assessor Publicly Owned Parcels (Current) — 51,135 parcels county-wide with OwnerName, 14,739 in the City of Los Angeles (TaxRateCity = LOS ANGELES) — Los Angeles County Office of the Assessor (ArcGIS Online feature service) · openA
- Simon Property Group FY2025 Form 10-K, US property table (Beverly Center row) — US Securities and Exchange Commission / Simon Property Group · openA
- Fox Corporation FY2026 Form 10-K (Item 1 and Item 2 Properties: 'FOX owns the FOX Studio Lot in Los Angeles'; lessor note) — US Securities and Exchange Commission / Fox Corporation · openA
- Unibail-Rodamco-Westfield — Westfield Topanga portfolio page — Unibail-Rodamco-Westfield · openA
- Hudson Pacific Properties FY2025 Form 10-K (studio property table; portfolio summary) — US Securities and Exchange Commission / Hudson Pacific Properties · openA
- Rexford Industrial Realty FY2025 Form 10-K, Item 1 — US Securities and Exchange Commission / Rexford Industrial · openA
- Douglas Emmett FY2025 Form 10-K, Item 1 portfolio summary — US Securities and Exchange Commission / Douglas Emmett · openA
- Kilroy Realty FY2025 Form 10-K, stabilized portfolio table — US Securities and Exchange Commission / Kilroy Realty · openA
- Invitation Homes FY2025 Form 10-K, portfolio by market — US Securities and Exchange Commission / Invitation Homes · openA
- KB Home FY2025 Form 10-K, homes delivered by segment — US Securities and Exchange Commission / KB Home · openA
- Lennar Corporation FY2025 Form 10-K — US Securities and Exchange Commission / Lennar · openA
- Tri Pointe Homes FY2025 Form 10-K (deliveries; Sumitomo Forestry merger agreement) — US Securities and Exchange Commission / Tri Pointe Homes · openA
- Building Permits Survey, West Region place annual file we2025a.txt — Los Angeles city (FIPS place 44000), 2025 — US Census Bureau · openA