San Bernardino, California
San Bernardino County gives away its whole assessment roll and a monthly owner-transfer file free, but with every owner name and street address blanked under state law; owners here come from the City's audited reports, airport-authority and SEC filings.
8 buildings · 6 with an owner established · 30 sources · 5 tier B · 3 tier A · prepared 2026-10-14
Can you find out who owns it?
California has no public title register: ownership is proved by deeds recorded with the County Recorder, and the County Assessor keeps the roll. San Bernardino County's Assessor-Recorder-County Clerk publishes its secured roll and an 'active owners' transfer file as free downloads, but the owner name, street address and business name are hidden 'per California Government Code Section 7928.205'. The Recorder's online index (1925 to the present) lists grantors and grantees for free, but document images can only be viewed at the Hall of Records; copies cost $4 for the first page. Under Proposition 13 a sale resets the roll value, and the documentary transfer tax ($0.55 per $500) is the only price signal on a deed.
Is ownership public?Public, but one paid search at a time
Cost of one title search$4.00 first page, $1.50 each further page (Recorder document copy); Assessor record print $0.10/page
Bulk ownership dataNone published
Sale pricesEvery sale, address generalised
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 |
|---|---|---|---|---|
| San Bernardino International Airport (SBD, former Norton Air Force Base) 294 S Leland Norton Way, San Bernardino, CA 92408 over 1,300 acres of FAA-regulated land |
Civic | San Bernardino International Airport Authority (SBIAA) The City's ACFR (Note 21): SBIAA is a 1992 joint powers authority of the City, Colton, Loma Linda, Highland and the County, created 'for the purpose of acquiring, operating, repairing, maintaining and administering the aviation related portions of the former Norton Air Force Base'. SBIAA's 2026 business plan: over 1,300 acres; deed covenants and FAA grant assurances mean 'Lease transactions Only - No sale of Airport property'. So the cargo buildings on airport land (Amazon Air hub; FedEx, UPS) stand on leased ground; who owns the buildings was not read in any lease. Address geocodes inside the city. |
Government | —B |
| Inland Center 500 Inland Center Dr, San Bernardino, CA 92408 894,000 sq ft total; 323,000 sq ft mall shop space |
Retail | The Macerich Company 100% Macerich's 2025 10-K lists Inland Center as a consolidated, 100%-owned centre in San Bernardino, built 1966, acquired 2004, last renovated 2016, 97.4% leased, anchors Macy's (anchor-owned) and JCPenney. Schedule III carries it at $144.9M gross cost, $91.1M net of depreciation. Address geocodes inside the city. |
REIT | $5.4M 2024-05 Former Sears parcel only, $5,382 thousand on 17 May 2024 (Macerich 10-K, Note 15). The mall itself was acquired in 2004; no price stated in this filing. A |
| Carousel Mall site (Carousel District) Downtown San Bernardino, CA 92401 (no street address stated in a source read) 43 acres |
Land | City of San Bernardino The City's own page calls it 'the 43-acre Carousel District site' and records RD/ICO's selection in March 2021. The Sentinel (May 2023) reports the City's development agency bought the note and deed of trust from Center Bank for 'slightly over $13.1 million' after the private owner defaulted in 2010; that in Nov 2017 the City swapped 115 acres of foothill land for the 2.48-acre JCPenney parcel owned by the San Manuel tribe; that the City declared the mall surplus in May 2021; and paid $100,000 to end the exclusive negotiating agreement in May 2023. IECN: HCD closed its Surplus Land Act case on 24 May 2023; demolition began April 2023. Tier B: newspaper accounts, no deed read. |
Government | —B |
| Stater Bros. headquarters and Distribution Center (former Norton AFB) 301 S Tippecanoe Ave, San Bernardino, CA 92408 2,382,000 sq ft (2,206,000 distribution + 176,000 offices) |
Industrial | Stater Bros. Markets Stater Bros. Holdings' last 10-K (fiscal 2013): 'We own our corporate offices and Distribution Center which are located at Norton', with the floor areas given. Its exhibit list includes a 2004 Owner Participation Agreement with the Inland Valley Development Agency and a 2004 Development Parcel Disposition Agreement with Hillwood/San Bernardino, LLC. The company stopped filing in 2014. The City's FY2025 ACFR ranks 'Stater Bros Markets' its largest property taxpayer, $473.2M. That figure includes business property, and the ACFR names no parcel. Tier B: ownership is stated as of 2013. Address geocodes inside the city. |
Private company | —B |
| San Manuel Stadium 280 S E St, San Bernardino, CA 92401 8,000 seats |
Civic | City of San Bernardino Ballpark Digest (Nov 2016, citing the San Bernardino Sun): under a lease approved by the City Council, the Inland Empire 66ers pay base rent of $1 per year plus $1 per ticket above 225,000 a season, and the City pays up to $2M for repairs from 2010 bond proceeds, with the team staying until 2026. That makes the City the landlord. Wikipedia's infobox instead gives the team's parent, Elmore Sports Group, as owner and operator; the lease account is preferred. Whether the lease has been renewed past 2026 was not found. Opened 1996 at a cost of $17M. Address geocodes inside the city. Tier B: no deed or lease text read. |
Government | —B |
| California State University, San Bernardino (main campus) 5500 University Pkwy, San Bernardino, CA 92407 441 acres |
Institutional | Trustees of the California State University CSUSB's own page: opened in 1965 at the foothills of the San Bernardino Mountains. Wikipedia: the main campus covers 441 acres; the state college system's board of trustees chose a 430-acre site in the city on 8 February 1963. CSU campuses are state property held by the CSU Trustees. That rests on the system's statutory status, not on a deed or land inventory read, so tier B. Address geocodes inside the city. |
Government | —B |
| St. Bernardine Medical Center 2101 N Waterman Ave, San Bernardino, CA 92404 342 licensed beds |
Institutional | Not established a paid title search would answer it The California Department of Public Health's facility listing (data date 16 Sep 2026) gives the licensee as 'DIGNITY HEALTH', a nonprofit corporation, 342 beds, active. Dignity Health is part of CommonSpirit Health. A licence names the operator, not the owner of the land and buildings, and no filing or deed naming the title holder was read. The County's free roll files hide owner names, so the owner of record needs a paid or in-person lookup. Address geocodes inside the city. (Arrowhead Regional Medical Center, licensed to San Bernardino County, is at 400 N Pepper Ave, which geocodes to Colton, not San Bernardino.) |
Not established | —A |
| San Bernardino County Government Center 385 N Arrowhead Ave, San Bernardino, CA 92415 |
Civic | Not established a paid title search would answer it The County's Real Estate Services Department says its offices are 'located in downtown San Bernardino in the County of San Bernardino Government Center', at 385 North Arrowhead Ave, 3rd Floor. No County document read states who holds title. The County's roll files hide owner names, and the Recorder's deed images can only be viewed at the Hall of Records. So the owner is left blank rather than assumed. Address geocodes inside the city. |
Not established | —A |
2
The core land
The most valuable ground in the city, and what the public record says about it.
The City's audited report is the only free document read that ranks private owners: it reprints the ten largest property taxpayers from the County roll each year. The County's own roll and owner-transfer files are free to download but carry no owner name and no street address, so they cannot be joined to a building without a paid or in-person lookup. Values are Proposition 13 roll values, not market prices.
City taxable assessed value, FY2025$22.44B
City $9.47B (secured $8.83B + unsecured $0.76B, less $0.11B exemptions) plus former redevelopment project areas $12.97B. Up from $11.79B in FY2016. Source: City ACFR FY2025, p.171 (HdL Coren & Cone, County Auditor-Controller).
Ten largest property taxpayers, FY2025$2.27B, 10.03% of the roll
Stater Bros Markets $473.2M; Amazon Com Services Inc $380.2M; GWS Development LLC $256.3M; SBABP II LLC $220.7M; BSREP III Central LLC $209.1M; CSHV Show Place 215 LLC $197.4M; Eastgate Building 1 LLC $156.8M; HW Southgate Building LLC $127.1M; WM Inland Investors IV LLC $123.7M; Central Avenue Property Owner LLC $123.5M. In FY2016 the top ten held $1.16B (9.72%). City ACFR FY2025, p.176.
Largest single taxpayer$473.2M
Stater Bros Markets, 2.09% of the city roll; it was also first in FY2016 at $330.2M (2.77%). Taxable value includes unsecured (business) property, so it is not a land value. City ACFR FY2025, p.176.
City property held for resale, 30 June 2025$68.57M, about 139 properties
Lower of cost or net realisable value: about 15 General Fund properties ($35,000 to $16.75M, total $39.36M), about 71 grant-fund properties ($16.78M) and about 53 low/moderate housing properties ($12.43M). The ACFR does not name them. City ACFR FY2025, Note 5.
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.
San Bernardino's largest landholders on the public record are public bodies: the City, the airport authority and base-reuse agency on the former Norton AFB, the County seat and the state university. The County's roll files would show acreage by parcel but not by owner, so no owner's acreage could be totalled.
| Name | Type | Holdings as stated |
|---|---|---|
| City of San Bernardino City ACFR FY2025: land and easements $106.8M governmental plus $23.4M business-type (at cost, 30 June 2025); 552 park acres; 620 miles of streets; 726 miles of water mains. Owns the 43-acre Carousel Mall site. The City emerged from Chapter 9 (filed 1 August 2012) under a plan of adjustment effective 15 June 2017; the court discharged the case on 8 September 2022 (ACFR Note 22). |
Government | 36 parks, 552 acres; land at cost $130.2M; ~139 properties held for resale ($68.6M)A |
| San Bernardino International Airport Authority FAA-regulated airport land on the former Norton AFB; leases only, no sales (SBIAA 2026 business plan). |
Government | over 1,300 acresA |
| Inland Valley Development Agency JPA of the County and the cities of San Bernardino, Colton and Loma Linda, formed 1990 to redevelop the non-aviation portions of Norton AFB (City ACFR Note 21). Its 2026 business plan quotes the JPA's intent that it 'acquire, own, maintain, lease and operate the Norton Air Force Base property'. In Nov 2002 Hillwood (a Perot company) was named master developer of the Alliance-California business park (14 MSF developed by 2017). How much land IVDA still holds was not stated in a document read. |
Government | 14,000-acre base reuse project area (a planning area, not a holding)B |
| Trustees of the California State University (CSUSB) Main campus at 5500 University Pkwy (Wikipedia; see the marquee entry). CSUSB is the City water utility's third-largest customer ($696,121, FY2025 ACFR). |
Government | 441 acresB |
| San Bernardino City Unified School District City ACFR FY2025, top water customers. That shows a large physical presence but is not a land figure. No district land inventory was read, so no acreage is claimed. |
Government | 2nd-largest City water customer, $1.73M (FY2025)A |
| County of San Bernardino The County seat: the Government Center is at 385 N Arrowhead Ave (owner of record not read). County roll and Real Estate Services inventories were not available as free documents naming holdings. Its main hospital, Arrowhead Regional Medical Center, is in Colton. |
Government | largest City sewer-treatment customer, $494,620 (FY2025)A |
| Hillwood (AllianceCalifornia, master developer for IVDA) Named master developer of the former Norton AFB in November 2002. The partnership's anchor tenants are Kohl's, Mattel, Stater Bros., Pactiv, Pep Boys and Amazon. Developer, not necessarily owner: which buildings Hillwood still holds is not stated. |
Developer | 14 MSF developed by Dec 2017A |
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.
Almost no new housing is being permitted inside San Bernardino's city limits. Census permits for the city: 2023, 176 single-unit homes and 27 units in 5 buildings of 5+ units; 2024, 47 single-unit homes; 2025, 5 single-unit homes, 4 units in one 3-4 unit building and 78 units in 4 buildings of 5+; January-August 2026, 17 single-unit homes. The unincorporated county around it permitted 298 single-unit homes in 2025 and 640 in 2024. No permit naming a builder was read, and public builders report by county or region only, so no builder can be tied to homes inside the city.
| Name | Type | Presence / homes |
|---|---|---|
| D.R. Horton Its FY2025 10-K lists 'San Bernardino County' among its California markets, next to Riverside County and Los Angeles County. It gives no county or city home count, and whether any of its homes are inside San Bernardino city limits is not stated. |
Public company | San Bernardino County listed as a market (FY2025)A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
San Bernardino's taxable value is concentrated in logistics on and around the former Norton AFB, where Hillwood has been master developer for the base-reuse agency since 2002. The ten largest taxpayers held 10.03% of the roll in FY2025, more than double Riverside's share. Most of them are single-purpose LLCs whose parents no filing read identifies. Rexford's property table lists nothing inside the city. Taxable value includes business personal property, so it is not a building value.
| Name | Type | Taxable value FY2025 / stated size |
|---|---|---|
| Stater Bros. Markets Owner-occupier of its Norton headquarters and distribution centre (10-K 2013). In 2013 it was controlled by La Cadena Investments, a California general partnership (same filing). |
Private company | $473.2M taxable (rank 1); 2.38M sq ft HQ and distribution centreA |
| Amazon Com Services Inc Not in the FY2016 top ten. The ACFR does not say whether this is owned real property, leasehold improvements or equipment. Amazon Air's regional hub stands on SBIAA airport land, which is leased only, never sold. |
Public company | $380.2M taxable (rank 2)A |
| GWS Development LLC Named only in the City's ACFR; no parcel and no parent stated, and no SEC filing names it in connection with San Bernardino. |
Private company | $256.3M taxable (rank 3)A |
| SBABP II LLC Named only in the City's ACFR; no parcel and no parent stated. Not found in SEC full-text search. |
Private company | $220.7M taxable (rank 4)A |
| BSREP III Central LLC Named only in the City's ACFR. The name resembles Brookfield Strategic Real Estate Partners III, but no filing read connects them, so no parent is claimed. |
Private company | $209.1M taxable (rank 5)A |
| The Macerich Company (Inland Center; WM Inland Investors IV) Inland Center is 100% owned (2025 10-K). 'WM Inland Investors IV LLC' is ninth on the City's FY2025 list and was tenth in FY2016 ($62.8M). Macerich's 2018 Exhibit 21 lists 'WM INLAND INVESTORS IV LP' and its GP LLC as subsidiaries. The LLC/LP suffix differs, so the match rests on the name (tier B). |
REIT | 894,000 sq ft mall; $123.7M taxable (rank 9, as WM Inland Investors IV LLC)B |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Owners behind the ACFR's top-taxpayer LLCs: GWS Development LLC, SBABP II LLC, BSREP III Central LLC, CSHV Show Place 215 LLC, Eastgate Building 1 LLC, HW Southgate Building LLC and Central Avenue Property Owner LLC. None appears in SEC full-text search, and the County's free roll files hide owner names and street addresses. Whether 'HW' or 'Eastgate' entities belong to Hillwood, or 'BSREP III' to Brookfield, is not established.
- Who owns the cargo buildings on airport land (Amazon Air hub, the Eastgate air cargo facility, FedEx and UPS). The land is SBIAA's and is leased only; no lease or Schedule III naming the building owner was read.
- San Bernardino County Government Center (385 N Arrowhead Ave) and St. Bernardine Medical Center: owner of record needs a paid or in-person deed/roll lookup.
- San Manuel Stadium after the 2016 lease's 2026 expiry: whether it was renewed, and Wikipedia's 'owner Elmore Sports Group' against the City-as-landlord lease account.
- Carousel Mall: no deed read. The City's ownership rests on the City's own project page, Wikipedia and newspaper accounts. One former anchor building (Harris') was reported as separately owned; its current owner was not established. The $13.1M note purchase and 2017 land swap are newspaper figures.
- BNSF San Bernardino Intermodal Facility: BNSF's 10-K says it owns over 23,000 route miles and about 27 intermodal hubs but names no city. Ownership of the San Bernardino yard was not read in a document.
- San Bernardino Valley Municipal Water District, Southern California Edison and the US Forest Service (San Bernardino National Forest, adjacent): no inventory of holdings inside city limits read.
- Inland Valley Development Agency's remaining land holdings: its business plan gives the 14,000-acre project area, not acreage owned.
- Prologis and other industrial REITs: no property-level filing placing a building inside the city was read. Rexford's 10-K lists none in the city.
- Builder-by-builder home counts inside the city: the Census counts permits by place but not by builder.
§
Sources
- Assessor Property Information: Assessor Property Data Files (secured and unsecured roll, property characteristics, owner transfer date files) - 'Names and address information protected per California Government Code Section 7928.205' — San Bernardino County Assessor-Recorder-County Clerk · openA
- Active Owners Transfer Date File Layout (NPP866), July 2026: 1,318,175 records; Owner Name field protected per GC 7928.205 — San Bernardino County Assessor · openA
- Official Public Records - Recorder's Index (grantor/grantee index 1925-present; images viewable only in person, GC 6254.21) — San Bernardino County Recorder-County Clerk · openA
- Recorder-County Clerk Fee Schedule effective 1 July 2026 (document copy $4.00 first page, $1.50 subsequent; documentary transfer tax $0.55 per $500) — San Bernardino County Assessor-Recorder-County Clerk · openA
- Assessor Fee Schedule effective 1 July 2026 (print of Assessor records $0.10 per page; data queries $160.68 per hour) — San Bernardino County Assessor · openA
- Secured/Unsecured Roll File Monthly Record Layout: NAME, SITUS STREET NAME, SITUS COMMUNITY and DBA NAME 'HIDDEN' — San Bernardino County Assessor · openA
- Online Recorder-County Clerk Image/Indexing Subscriptions ($125 set-up, $0.10 per image or index title; subscriber agreement required) — San Bernardino County Recorder-County Clerk · paidA
- Annual Comprehensive Financial Report, fiscal year ended 30 June 2025: Principal Property Taxpayers 2025 and 2016 (p.176); Assessed Value of Taxable Property (p.171); Capital Asset Statistics (p.191); Note 5 Property Held for Resale; Note 21 IVDA and SBIAA joint powers agencies; Note 22 bankruptcy plan of adjustment — City of San Bernardino, Finance · openA
- The Macerich Company Form 10-K for 2025: Item 2 Properties (Inland Center, 100%, 894,000 sq ft, acquired 2004); Note 15 Acquisitions (former Sears parcel at Inland Center, $5,382 thousand, 17 May 2024); Schedule III — SEC EDGAR · openA
- SBIAA 2026 Business Plan Update: 'SBD is comprised of over 1,300 acres of FAA regulated land'; 'Lease transactions Only - No sale of Airport property' — San Bernardino International Airport Authority · openA
- IVDA 2026 Business Plan Update: 14,000-acre base reuse project area; Alliance-California business park; JPA intent that the Agency 'acquire, own, maintain, lease and operate the Norton Air Force Base property' — Inland Valley Development Agency · openA
- AllianceCalifornia, a public-private partnership between Hillwood and the IVDA, celebrates 15 years (13 Dec 2017): Hillwood named master developer Nov 2002; 14 MSF developed; anchor tenants Kohl's, Mattel, Stater Bros., Pactiv, Pep Boys, Amazon — SBD International Airport (flysbd.com) · openA
- Downtown Development Project: 'the 43-acre Carousel District site'; RD/ICO chosen as developer 3 March 2021 — City of San Bernardino · openA
- San Bernardino Buys Out Consortium's Carousel Mall Redevelopment Contract (May 2023) — San Bernardino County Sentinel · openA
- Carousel Mall Case Against the City of San Bernardino Dropped By State Agency (HCD letter of 24 May 2023) — Inland Empire Community News · openA
- Census Geocoder (Public_AR_Current / Current_Current, Incorporated Places) - city-limits checks for every marquee address — US Census Bureau · openA
- 2026 Annual Roll Recap and the Secured Roll monthly file (10/1/2026; APN, use code, land and improvement values, TRA, acreage; names and situs hidden) — San Bernardino County Assessor · openA
- Stater Bros. Holdings Inc. Form 10-K for fiscal 2013 (last 10-K before deregistration in 2014): Item 2 Properties - 'We own our corporate offices and Distribution Center which are located at Norton'; 2,206,000 sq ft distribution plus 176,000 sq ft offices — SEC EDGAR · openA
- Inland Empire 66ers Agree to New Lease (14 Nov 2016): City pays up to $2M for stadium repairs from 2010 bond proceeds; team pays base rent of $1 per year to 2026 — Ballpark Digest · openA
- Wikipedia: San Manuel Stadium (infobox owner/operator 'Elmore Sports Group'; 280 South E Street; opened 1996; $17M) — Wikipedia · openA
- About CSUSB: 'Opened in 1965 ... at the foothills of the San Bernardino Mountains' — California State University, San Bernardino · openA
- Wikipedia: California State University, San Bernardino (main campus 441 acres; site chosen by the state college system's board of trustees on 8 Feb 1963) — Wikipedia · openA
- Licensed and Certified Healthcare Facility Listing (health_facility_locations.csv, data date 16 Sep 2026): St. Bernardine Medical Center, licensee 'DIGNITY HEALTH', nonprofit corp, 342 beds; Arrowhead Regional Medical Center, 'SAN BERNARDINO COUNTY DBA ARROWHEAD REGIONAL MEDICAL CENTER', Colton — California Department of Public Health via CHHS Open Data Portal · openA
- The Macerich Company Form 10-K for 2018, Exhibit 21.1 list of subsidiaries: 'WM INLAND INVESTORS IV LP' and 'WM INLAND INVESTORS IV GP LLC' — SEC EDGAR · openA
- Wikipedia: Carousel Mall (infobox owner 'City of San Bernardino'; 'The land on where this mall sits is owned by the city'; one former anchor building not city-owned) — Wikipedia · openA
- Real Estate Services - Contact Us: 'Our offices are located in downtown San Bernardino in the County of San Bernardino Government Center', 385 North Arrowhead Ave — San Bernardino County Real Estate Services Department · openA
- Building Permits Survey, annual place files for the West region 2023-2025 (we2023a-we2025a.txt) and year-to-date August 2026 (we2608y.txt): San Bernardino city (place 65000) — US Census Bureau · openA
- D.R. Horton Form 10-K FY2025 (year to 30 Sep 2025): 'San Bernardino County' listed among its California markets — SEC EDGAR · openA
- Rexford Industrial Realty Form 10-K for 2025: property table by submarket and city (no property listed in the city of San Bernardino; 'San Bernardino - Inland Empire West' is a submarket label) — SEC EDGAR · openA
- Burlington Northern Santa Fe, LLC Form 10-K for 2025: Item 2 Properties (owns over 23,000 route miles; about 27 intermodal hubs; facilities not listed by city) — SEC EDGAR · openA