Pleasanton, California
Who owns Pleasanton: Workday is the city's largest taxpayer ahead of Kaiser, a retirement community and Stoneridge mall; Alameda County publishes values but not owner names.
10 buildings · 8 with an owner established · 14 sources · 8 tier A · 2 tier B · prepared 2026-11-01
Can you find out who owns it?
California has no public register of title and keeps owners' names off the open record. Alameda County publishes every parcel as open map data with its assessed land and improvement values, use code and latest recorded document, but no owner name and no sale price. Finding the owner of a parcel means buying a copy of the deed from the County Clerk-Recorder at $3.50 a page. Each sale pays the County's documentary transfer tax of $0.55 per $500; Pleasanton is not among the cities on the County's schedule that add a city conveyance tax.
Is ownership public?Public, but one paid search at a time
Cost of one title searchRecorded documents $3.50 per page; certification $1.00 (Alameda County Clerk-Recorder fee schedule effective 1 Jan 2024)
Bulk ownership dataNone published
Sale pricesNo transaction data published
Sites that forbid taking their data
- alamedacountyfair.com — “Use any robot, spider, or other automatic device, process, or means to access the Website for any purpose, including monitoring or copying any of the material on the Website. ... These Terms & Conditions permit you to use the Website for your personal, non-commercial use only.”
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 |
|---|---|---|---|---|
| Stoneridge Shopping Center 1 Stoneridge Mall Rd area (roll situs 1008 Stoneridge Mall Rd), Pleasanton, CA 94588 1,295,577 sq ft |
Retail | Simon Property Group 49.9% (joint venture, equity method) Simon's FY2025 10-K property table (s5): 'Stoneridge Shopping Center CA Pleasanton (San Francisco) Fee 49.9 % (4) Acquired 2007 97.2 % 1,295,577', anchors Macy's and JCPenney; footnote (4) 'Joint venture properties accounted for under the equity method'. The mortgage table lists a 3.50% loan of $330.0M maturing 09/05/26; what happened at maturity was not established. The County layer (s2) puts the highest-value parcel in Pleasanton at 1008 Stoneridge Mall Rd ($303.2M total net value, 28.5 acres, APN 941-1201-94-3). The City's ACFR (s3) lists 'Stoneridge Properties' as fourth-largest taxpayer, $291.5M. The partner holding the other 50.1% is not named in the filing. The 10-K gives no price. |
REIT | —A |
| Workday headquarters 6110 Stoneridge Mall Rd, Pleasanton, CA 94588 about 1.0M sq ft |
Office | Workday, Inc. buildings owned; 6.9-acre parcel of land leased to 2108 Workday's 10-K for FY ended 31 Jan 2026 (s4), Item 2: 'Our corporate headquarters is located in Pleasanton, California. It consists of approximately 1.0 million square feet of owned facilities and a 6.9 acre parcel of leased land. The land lease will expire in 2108.' The lessor of the land is not named. The ACFR (s3) ranks 'Workday Inc.' Pleasanton's largest property taxpayer in FY2024/25 at $679.1M taxable value, 2.13% of the city total. Workday was not in the FY2015/16 top ten. |
Public company | —A |
| Veeva Systems headquarters 4280 Hacienda Dr, Pleasanton, CA 94588 8.4-acre parcel (County layer) |
Office | Veeva Systems Inc. Veeva's 10-K for FY ended 31 Jan 2026 (s6) gives its principal executive offices as 4280 Hacienda Drive and says 'We own our Pleasanton, California corporate headquarters'. The County layer (s2) shows APN 941-2762-18-1 at 4280 Hacienda Dr with a total net value of $32.1M (land $8.8M, improvements $20.6M) and a latest recorded document dated 21 Jul 2014. The filing gives no price. |
Public company | —A |
| 10x Genomics headquarters and manufacturing 6230 Stoneridge Mall Rd, Pleasanton, CA 94588 (principal offices) about 148,000 sq ft owned, about 300,000 sq ft leased |
Industrial | 10x Genomics, Inc. owns about 148,000 sq ft of its Pleasanton space 10x Genomics' FY2025 10-K (s7): headquarters, R&D, manufacturing and distribution 'are located in Pleasanton, California, where we own approximately 148,000 square feet of space and lease approximately 300,000 square feet of space under leases expiring between September 2029 and June 2033'. The filing does not say which Pleasanton buildings are the owned ones, so no parcel is attached here. The ACFR (s3) lists '10X GENOMICS INC' as seventh-largest taxpayer, $234.7M (this may include unsecured equipment). |
Public company | —B |
| The Galloway Pleasanton, CA (street address not given in the filing) 506 apartments, mid-rise |
Residential | Essex Property Trust Essex's FY2025 10-K (s8): 'The Galloway Pleasanton, CA Mid-rise 506 2016 2016 96%'; Schedule III gives land $33.0M, buildings $184.5M, total cost $228.3M and an encumbrance of $102.9M, with 'Jan-20' in its date column. The ACFR (s3) lists 'Essex Pleasanton Owner LP' as ninth-largest taxpayer at $214.9M. No sale price is stated. |
REIT | —A |
| eaves Pleasanton and Avalon Pleasanton Pleasanton, CA (street addresses not given in the filing) 460 homes plus 362 under construction |
Residential | AvalonBay Communities AvalonBay's FY2025 10-K (s9): eaves Pleasanton, 460 homes, completed/acquired '1988/1994', total cost $115.3M, redeveloped during 2025. Development Avalon Pleasanton: 362 homes, construction started Q2 2024, initial occupancy Q3 2025, estimated completion Q1 2028, cost to date $124.6M; 'During the year ended December 31, 2025, the Company expanded the Avalon Pleasanton development in Pleasanton, CA, adding an additional 280 apartment homes, and increasing the total estimated capitalized costs by $160,000,000.' |
REIT | —A |
| Alameda County Fairgrounds 4501 Pleasanton Ave, Pleasanton, CA 94566 267 acres |
Civic | County of Alameda The Alameda County Agricultural Fair Association (s10), a 501(c)(3), 'manages the 267-acre Fairgrounds property in Pleasanton', 'operates as an agent of the County of Alameda' and 'Operates under a long-term agreement with the County of Alameda'. The page does not use the word 'owns', so the tier is B. The association's terms forbid automated access; this single stated fact is quoted. Wikipedia (s14) gives 270 acres. The County layer (s2) shows the parcels at 4501 Pleasanton Ave with $0 land and $0 improvements, as exempt public land. The association also runs the racetrack, Fairpark RV campground and Pleasanton Golf Center on the site. |
Government | —B |
| Callippe Preserve Golf Course Pleasanton, CA |
Land | City of Pleasanton The City's FY2025 ACFR (s3): the Golf Fund 'accounts for the daily operation and maintenance of the City's golf course, Callippe Preserve Golf Course'. The ACFR also reports Callippe Preserve trail design finished and construction started in FY2024/25. Acreage was not stated in the source opened. |
Government | —A |
| Stanford Health Care Tri-Valley hospital 5555 W Las Positas Blvd, Pleasanton, CA 94588 |
Institutional | Not established the register is open, but this building was not matched The City's January 2026 development memo (s12) lists an approved three-story, 62,000 sq ft East Wing addition at 5555 W Las Positas, applicant 'Stanford Health Care Tri-Valley'. Being the applicant does not establish title, and no record opened names the owner of the hospital land. The parcel did not appear under that situs number on the County layer (s2). The title is in the recorded deeds, which cost $3.50 a page (s1). |
Not established | —A |
| Pleasanton City Hall 123 Main St, Pleasanton, CA 94566 |
Civic | Not established the register is open, but this building was not matched The County layer (s2) shows APN 94-157-19-3 at 123 Main St with $0 land and $0 improvements (use code 0300, 1.3 acres), as exempt public land. No source opened states who holds title, so the owner is left blank rather than assumed. |
Not established | —A |
2
The core land
The most valuable ground in the city, and what the public record says about it.
Pleasanton's most valuable ground is the Stoneridge corridor, home to the mall, Workday's headquarters and the Stoneridge Mall Road office parcels, together with the Owens Drive and Hacienda Drive parcels inside the Hacienda planned-unit development (as the City's memo, s12, calls it). The County layer gives values but not owners (s2).
Highest assessed parcel$303.2M
1008 Stoneridge Mall Rd (Stoneridge Shopping Center), APN 941-1201-94-3, total net value $303,150,446 (land $40.3M, improvements $262.1M), 28.5 acres. County Parcels layer (s2), read Nov 2026.
Net taxable assessed value, City of Pleasanton FY2025$31.88B
$31,882,411,081 (secured $30.51B, unsecured $1.37B). City ACFR FY2025 (s3), from Alameda County.
Top ten taxpayers' share9.40% ($3.00B)
FY2024/25 principal-taxpayer table, ACFR (s3); 8.44% ($1.68B) in FY2015/16.
Parcels with a Pleasanton situs: total land value$10.39B of $33.13B total net value
25,231 parcels; land $10,387,059,561, improvements $22,979,359,451. The situs city includes some unincorporated parcels with Pleasanton addresses. County Parcels layer (s2), aggregate query Nov 2026.
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.
Pleasanton's largest holdings by value are company campuses, not family landholdings. Workday, Kaiser, a retirement community and Stoneridge mall head the City's taxpayer list, and the top ten hold 9.40% of the city's $31.9B taxable value (s3). By area the biggest holders are public. The County owns the 267-acre fairgrounds, the City maintains 451 acres of parks plus its golf course, and the parks district is due to receive ridge land through new subdivisions. Of the 25,231 parcels with a Pleasanton situs on the County layer, 1,424 carry $0 land and $0 improvements, typical of public and exempt land, covering about 29% of the mapped parcel area (s2; the situs city includes some unincorporated land with Pleasanton addresses). Owner names are absent from the layer, so private holdings cannot be ranked by area.
| Name | Type | Holdings (as stated) |
|---|---|---|
| Workday, Inc. Largest property taxpayer in the ACFR (s3). Its 10-K (s4) says the headquarters is about 1.0M sq ft of owned facilities on a 6.9-acre parcel of leased land, with the lease running to 2108. |
Public company | $679.1M taxable value (2.13%), FY2024/25; about 1.0M sq ft ownedA |
| Kaiser The ACFR's principal-taxpayer table (s3, source HDL Companies) names 'Kaiser' second in FY2024/25 and first in FY2015/16 ($282.1M). The table does not list Kaiser's Pleasanton parcels, and none is attached here. |
Institution | $324.3M taxable value (1.02%), FY2024/25A |
| Stoneridge Creek Pleasanton CCRC LLC Third-largest taxpayer (s3), up from $179.4M in FY2015/16. 'CCRC' stands for continuing-care retirement community. The County layer's second-highest parcel is 3300 Stoneridge Creek Way ($221.9M plus a second parcel at $84.4M, s2), but the ACFR does not give addresses, so the match rests on the name alone. |
Private company | $294.8M taxable value (0.92%), FY2024/25A |
| County of Alameda The fair association manages the 267-acre property 'as an agent of the County of Alameda' under a long-term agreement (s10). Tier B because the page does not use the word 'owns'. |
Government | Alameda County Fairgrounds, 267 acresB |
| City of Pleasanton (incl. Housing Authority of the City of Pleasanton) ACFR (s3): parks acres maintained 451 in each year FY2018-FY2025, though a footnote says a GPS audit puts the true number at 335. One municipal golf course (Callippe Preserve). Capital-asset land is $263.6M at 30 Jun 2025, $248.9M governmental and $14.7M business-type. The Housing Authority, established in 1943, is a blended component unit governed by the City Council. The ACFR also mentions 'the City's Bernal property', where a trail runs. |
Government | 451 acres of parks maintained; land carried at $263.6MA |
| State of California DGS Statewide Property Inventory (s11), city PLEASANTON: only the DMV Pleasanton Office Building at 6300 W Las Positas Blvd (2.65 fee acres, 8,119 sq ft). The inventory keys on postal city. |
Government | 1 property, 2.65 acresA |
| East Bay Regional Park District City development memo (s12): Ponderosa Homes' Lester/Hidden Valley application (128.5 acres on Dublin Canyon Rd, under review) includes 'dedication of 72.1-acres of land to the East Bay Regional Park District' and a staging area with trails to the Pleasanton Ridge. This is proposed, not yet transferred. The District's existing holdings in the city were not established. |
Government | 72.1 acres proposed dedication (Lester/Hidden Valley)A |
| Pleasanton Unified School District City memo (s12): a vacant parcel on Vineyard Avenue 'referred to as the PUSD Vineyard site' is approved for 27 single-family homes by Trumark Homes. The memo does not say whether the district still holds title or has sold the land, so the tier is B. The district's other holdings were not established. |
Government | 'PUSD Vineyard' site, 27 homes approvedB |
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.
Pleasanton builds little. The Census permit survey (s13) counts 149 homes authorised in 2019 (71 single-family, 72 in buildings of five or more units), 119 in 2020, 153 in 2021, 141 in 2022, 137 in 2023, 130 in 2024 and 151 in 2025. The files mark 2020-2025 with zero months reported, so those years are Census imputations. What is coming is set by state housing law: most of the projects in the City's January 2026 memo (s12) were filed under SB 330 housing-site rules, and the City says the Stoneridge Mall Framework identified sites for high-density housing (s3). There is no builder league table. The builders below are the applicants the City names, with their project counts; applicant LLCs that are not builders are named as such.
| Name | Type | Homes (as stated) |
|---|---|---|
| Square Mile Pleasanton, LLC City memo (s12), 3300 Busch Road, a 51.37-acre site: 306 single-family homes with 57 junior ADUs, 84 affordable multi-family units and a 2.1-acre park; approved, with rough grading under review. The County layer (s2) shows the 3300 Busch Rd parcel at $67.8M of land value with no improvements. |
Developer | 306 single-family + 84 affordable (approved)A |
| 330 Land Company, LLC City memo (s12): Arroyo Lago, 3030 Mohr Avenue, 26.6-acre undeveloped site, with annexation, general plan amendment and rezoning required. |
Developer | 189 single-family homes (under review)A |
| AvalonBay Communities 10-K (s9): Avalon Pleasanton, started Q2 2024, completion est. Q1 2028; expanded by 280 homes during 2025. |
REIT | 362 apartments (under construction)A |
| Tri Pointe Homes Holdings, Inc. City memo (s12): 55 attached condominiums at 3200 Hopyard Road, replacing a church and daycare, and 42 three-story townhome-style condominiums at 2025 Santa Rita Road, replacing a motel; both filed under SB 330 and under construction. |
Developer | 97 condominiums (2 sites, under construction)A |
| Ponderosa Homes City memo (s12): Lester/Hidden Valley, four parcels totalling about 128.5 acres on Dublin Canyon Road to be annexed, with 72.1 acres dedicated to the East Bay Regional Park District; draft EIR in screencheck. |
Private company | 33 single-family homes (under review)A |
| Trumark Homes City memo (s12): the PUSD Vineyard site on Vineyard Avenue, with a 0.65-acre park lot and a 2.35-acre vineyard lot; final map under review. |
Private company | 27 single-family homes (approved)A |
| Robson Homes City memo (s12): 475 and 493 St. John Street downtown, replacing Barone's restaurant, 2.3 acres with two commercial buildings. |
Private company | 14 single-family homes (under construction)A |
| MidPen Housing Corporation ACFR (s3): the City approved a disposition, development and loan agreement with MidPen in November 2013 for Kottinger Place (Kottinger Gardens Phase 1 Associates, L.P.), $11,174,640 drawn from the Lower Income Housing Fund. Phase 2 (Pleasanton Gardens) took a further $2.86M note in 2017. Unit counts are not stated in the ACFR. |
Institution | Kottinger Place affordable senior housing (City loan $11.2M drawn)A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
The largest commercial owners named in a filing are a mall joint venture, two software companies that own their headquarters, and two apartment REITs. The rest of the City's top-ten taxpayers are single-asset LLCs whose parents no source opened names. The office market is soft: the ACFR (s3) gives Pleasanton Class A vacancy of 21.0% and Tri-Valley vacancy of 18.5% at the end of FY2024/25.
| Name | Type | Holdings (as stated) |
|---|---|---|
| Simon Property Group 10-K (s5): fee interest, acquired 2007, equity-method joint venture, 97.2% leased; $330.0M mortgage at 3.50% maturing 5 Sep 2026. |
REIT | 49.9% of Stoneridge Shopping Center, 1,295,577 sq ftA |
| Workday, Inc. 10-K (s4). The land under part of the campus is leased (6.9 acres, to 2108). |
Public company | about 1.0M sq ft (owner-occupied)A |
| AvalonBay Communities 10-K (s9): eaves Pleasanton, 460 homes; Avalon Pleasanton development, 362 homes, completion est. Q1 2028. |
REIT | 460 homes + 362 under constructionA |
| Essex Property Trust 10-K (s8): built 2016, total cost $228.3M. The ACFR (s3) lists 'Essex Pleasanton Owner LP' at $214.9M taxable value. |
REIT | 506 apartments (The Galloway)A |
| Rosewood Commons Property Owner LLC Fifth-largest taxpayer (s3). Its parent was not named in any source opened. |
Private company | $276.5M taxable value (0.87%), FY2024/25A |
| Oak Owens 20172020 LLC; PCC Stoneridge II; GSIC II Stoneridge Owner LP The sixth-, eighth- and tenth-largest taxpayers (s3). Their parents and properties are not stated in the ACFR and are not inferred here. In FY2015/16 the list included Safeway Inc ($140.6M), Oracle America/PeopleSoft ($136.1M), Tishman Speyer Archstone Smith Hacienda ($130.8M) and Applera Corporation ($107.1M), none of which is in the FY2024/25 top ten. |
Private company | $268.5M; $233.8M; $179.1M taxable value, FY2024/25A |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Who owns the high-value Hacienda and Owens Drive parcels: 5650 Owens Dr ($221.3M), 5810 Owens Dr ($204.3M), 5505 Springhouse Dr ($186.2M), 4300 Hacienda Dr ($176.5M), 3150 Bernal Ave ($161.1M) and 5805 Owens Dr ($158.1M). The layer shows no owner, and tying an ACFR taxpayer LLC such as 'Oak Owens 20172020 LLC' to an address by its name would be inference.
- Kaiser's Pleasanton parcels: Kaiser is the second-largest taxpayer ($324.3M), but no source opened named its buildings or addresses.
- Parents of the single-asset taxpayers (Rosewood Commons Property Owner LLC, Oak Owens 20172020 LLC, PCC Stoneridge II, GSIC II Stoneridge Owner LP, Stoneridge Creek Pleasanton CCRC LLC): not named in any source opened.
- Stoneridge Shopping Center: the joint-venture partner holding 50.1%, and whether the $330M mortgage due 5 Sep 2026 was repaid or extended.
- Alameda County Fairgrounds: Pleasanton Weekly reported in Sept 2026 on tense renewal talks over the county-fair association contract and described the site as 'county-owned 267 acres' (search snippet only; not opened because the site's robots.txt shuts out AI crawlers).
- Title to Pleasanton City Hall (123 Main St) and to Stanford Health Care Tri-Valley hospital (5555 W Las Positas Blvd): no record opened states it.
- Which Pleasanton buildings 10x Genomics owns (about 148,000 sq ft): the 10-K does not say.
- Holdings of Pleasanton Unified School District, Zone 7 Water Agency, BART (West Dublin/Pleasanton and Dublin/Pleasanton stations), Union Pacific and PG&E inside Pleasanton: no source stating acreage or parcel count was opened. No federal landholding in Pleasanton was found (Camp Parks is in Dublin).
- Hotels: no flagship hotel's owner was established (e.g. the 11950 Dublin Canyon Rd parcel, $55.8M, use code 8900, has no owner on the layer).
- Single-family-rental holders: no source opened gives counts of homes held by institutional single-family landlords in Pleasanton.
§
Sources
- Clerk-Recorder Fee Schedule effective 1 Jan 2024: copies $3.50/page, certification $1.00; County DTT $0.55 per $500; city real property conveyance taxes listed for Alameda, Albany, Berkeley, Emeryville, Hayward, Oakland, Piedmont and San Leandro only — Alameda County Clerk-Recorder · openA
- Parcels FeatureServer: every Alameda County parcel with APN, situs, Land, Imps, TotalNetValue, use code, latest document number and date; no owner name field — Alameda County Information Technology Department (Assessor data) · openA
- City of Pleasanton Annual Comprehensive Financial Report FY ended 30 Jun 2025: Principal Property Taxpayers FY2024/25 and FY2015/16 (source HDL Companies); net taxable assessed value FY2025 $31,882,411,081; economic development notes — City of Pleasanton Finance Department · openA
- Workday, Inc. Form 10-K for FY ended 31 Jan 2026, Item 2 Properties: Pleasanton headquarters 'approximately 1.0 million square feet of owned facilities and a 6.9 acre parcel of leased land. The land lease will expire in 2108' — SEC EDGAR (Workday, CIK 0001327811) · openA
- Simon Property Group Form 10-K FY2025, Property Table: Stoneridge Shopping Center, Pleasanton, Fee, 49.9% (joint venture, equity method), acquired 2007, 97.2% leased, 1,295,577 sq ft; mortgage table: 3.50%, $330,000K, matures 09/05/26 — SEC EDGAR (Simon Property Group, CIK 0001063761) · openA
- Veeva Systems Inc. Form 10-K for FY ended 31 Jan 2026: principal executive offices 4280 Hacienda Drive, Pleasanton; Item 2 'We own our Pleasanton, California corporate headquarters' — SEC EDGAR (Veeva, CIK 0001393052) · openA
- 10x Genomics, Inc. Form 10-K FY2025: offices at 6230 Stoneridge Mall Road; Item 2 'located in Pleasanton, California, where we own approximately 148,000 square feet of space and lease approximately 300,000 square feet' — SEC EDGAR (10x Genomics, CIK 0001770787) · openA
- Essex Property Trust Form 10-K FY2025: The Galloway, Pleasanton, mid-rise, 506 units, built 2016; Schedule III total cost $228,305K, encumbrance $102,939K — SEC EDGAR (Essex, CIK 0000920522) · openA
- AvalonBay Communities Form 10-K FY2025: eaves Pleasanton (460 homes, 1988/1994, total cost $115,253K); development Avalon Pleasanton (362 homes, started Q2 2024, completion est. Q1 2028; expanded in 2025 by 280 homes and $160M) — SEC EDGAR (AvalonBay, CIK 0000915912) · openA
- About Us: the Alameda County Agricultural Fair Association 'manages the 267-acre Fairgrounds property in Pleasanton' and 'operates as an agent of the County of Alameda' under 'a long-term agreement with the County of Alameda' — Alameda County Agricultural Fair Association · openA
- Statewide Property Inventory, RealProperty layer: one State-owned property with city PLEASANTON (DMV Pleasanton Office Building, 6300 W Las Positas Blvd, 2.65 fee acres, 8,119 sq ft) — California Department of General Services · openA
- Community & Economic Development Department Update memorandum, 6 Jan 2026: notable development projects with applicants and unit counts — City of Pleasanton, Community & Economic Development · openA
- Building Permits Survey, annual place files (West Region) 2019-2025: Pleasanton, CA units authorised by structure size — U.S. Census Bureau · openA
- Alameda County Fairgrounds: 'a 270-acre (110 ha) facility located in Pleasanton, California' — Wikipedia · openB