San Diego, California
San Diego will tell anyone the assessed value and the last deed date of all 393,788 parcels in the city, and no one who owns them: the Assessor names owners by phone and at a kiosk, never online, so the towers here are traced through Prop 13 reassessments that print the sale price back onto the roll.
8 buildings · 8 with an owner established · 28 sources · 4 tier B · 4 tier A · prepared 2026-10-13
Can you find out who owns it?
California has no public title register. San Diego County's Assessor/Recorder/County Clerk (ARCC) says owner names 'cannot be provided on the internet in accordance with California Government Code section 6254.21', yet gives them out free by phone and on kiosks in its offices. The Recorder's Official Records Index of grantors and grantees can be searched online, but only the index; copies of deeds cost $2 for the first page and $0.05 for each page after. SanGIS publishes every parcel's values and last recorded document, with the owner fields removed. Prices are not recorded as data. They show up two ways: in the documentary transfer tax of $0.55 per $500 on each deed, and because Prop 13 resets a property's assessed value to its purchase price when it changes hands.
Is ownership public?Public, but one paid search at a time
Cost of one title searchOwner of record free by phone (619) 236-3771 or office kiosk; deed copies $2.00 first page + $0.05 each additional, $1.00 certification
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 |
|---|---|---|---|---|
| One America Plaza 600 W Broadway, San Diego, CA 92101 570,000 sq ft (OCBJ); 650,000 sq ft (The Real Deal) · 34 floors |
Office | Saca Development Irvine Company sold its last downtown San Diego office tower in late October 2025 for $120M; OCBJ names the buyer as Saca Development, a Sacramento firm, and says Irvine paid close to $300M in 2006. The roll confirms the transfer: APNs 533-474-05, -04 and -07 share recorded document 303407 dated 29 Oct 2025 and carry $92.7M + $26.0M + $1.3M = $120.0M on the 2026 roll, which is what Prop 13 reassessment to the purchase price looks like. The vesting entity on the deed was not seen. |
Private company | $120M 2025-10 Price reported by OCBJ and The Real Deal. The 2026 roll's three parcels under the same recorded document (303407, 29 Oct 2025) are reassessed at exactly $120.0M in total. B |
| Symphony Towers 750 B St, San Diego, CA 92101 nearly 546,000 sq ft · 34 floors |
Office | Formosa Ltd. OCBJ (9 Sep 2024): Irvine Co. sold the 34-storey tower to Formosa Ltd., which it had bought in 2003 for a reported $134M. The roll shows APNs 534-053-12, 534-053-11 (701 A St) and 534-053-01-01 recorded 3 Sep 2024 and assessed at $46.67M on the 2026 roll — $45.75M plus Prop 13's 2% annual factor. A distressed-price sale: roughly a two-thirds loss on the 2003 price. |
Private company | $45.7M 2024-09 OCBJ gives $45.7M 'according to property records' (~$84/sq ft); The Real Deal says about $48M. Roll documents 235713/235714 are dated 3 Sep 2024. B |
| Manchester Grand Hyatt San Diego 1 Market Pl, San Diego, CA 92101 1,628 rooms |
Hotel | Host Hotels & Resorts A leasehold, not the land. Host's FY2025 10-K lists the 1,628-room hotel with the footnote 'The land on which this hotel is built is leased from a third party'; Exhibit 99.1 gives minimum rent $6,600,000, expiring 31 May 2067, 31 May 2083 with options. The roll carries it as possessory-interest parcels (76x APNs, which SanGIS defines as a taxable interest 'but not necessarily ownership'): 760-016-03 at $507.5M and 760-016-17 at $398.6M, 2026 roll. The land is Port of San Diego tidelands (the Port's page describes 'many Port hotels' downtown); the lessor is not named in the filing. |
REIT | —A |
| Marriott Marquis San Diego Marina 333 W Harbor Dr, San Diego, CA 92101 1,366 rooms |
Hotel | Host Hotels & Resorts Host's FY2025 10-K lists the 1,366-room hotel as on leased land; Exhibit 99.1 gives minimum rent $7,650,541, expiring 30 Nov 2061, 30 Nov 2083 with options. Schedule III: $202M building + $446M improvements at cost, no land, year 1996. On the roll it is possessory interest 760-016-05 at 333 Harbor Dr, 37.33 acres, $260.4M on the 2026 roll, plus smaller 76x parcels. Like the Hyatt next door, the hotel is Host's and the ground is the Port's tidelands. |
REIT | —A |
| Petco Park 100 Park Blvd, San Diego, CA 92101 |
Civic | City of San Diego The City's 2012 Report to Council 12-064 calls Petco Park 'a City-owned facility' run under the Joint Use and Management Agreement of 1 February 2000, with the Padres as 'sole and exclusive on-site manager'; the agreement itself speaks of 'Co-Owner's Everyday Events'. The 70/30 splits in the report are revenue shares, not ownership shares. The Padres' taxable interest sits on the roll as possessory interest 760-214-75 ($243.7M, last document 28 Aug 2012) and 760-214-75-01 ($27.6M), 2026 roll. |
Government | —A |
| Campus at Horton (former Horton Plaza) 324 Horton Plz, San Diego, CA 92101 ~700K sq ft office + ~300K sq ft retail planned (Bisnow) |
Mixed use | AllianceBernstein Stockdale Capital Partners' office conversion of the Horton Plaza mall went to foreclosure: Bisnow reports the lender, AllianceBernstein, took it with a $130M credit bid after no other bidder appeared, against $384.3M owed including fees and interest. The roll agrees: seven APNs in 533-610 share document 234270 dated 26 Aug 2025 and are reassessed at $48.9M, $36.2M, $15.1M, $12.4M, $7.7M, $7.4M and $2.3M — $130.0M in all on the 2026 roll. The holding vehicle used by the lender was not seen. |
Institution | $130M 2025-08 Credit bid at the trustee's sale; Bisnow cites the trustee's deed recorded 26 Aug 2025 and $384.3M owed. The seven roll parcels on document 234270 (26 Aug 2025) total exactly $130.0M. B |
| RaDD — Research and Development District (former Navy Broadway Complex / Manchester Pacific Gateway) Pacific Highway and North Harbor Drive, downtown waterfront, San Diego, CA 92101 1.7M sq ft |
Office | IQHQ Bisnow: the site is US Navy land; Manchester signed a 99-year lease in exchange for building a new Navy regional headquarters, and IQHQ bought the development rights. IQHQ built the 1.7M sq ft life-science district on a $915M Bank OZK construction loan (2022); it was finished in 2024 without lab tenants. On 7 Oct 2026 Bisnow reported an extension, effective 26 Aug 2026, that moved maturity to 9 Oct 2026; Citi called it 'a brief forbearance period'. Whether that maturity was met is not established. Landowner: the Navy; holder of the leasehold: IQHQ. |
Developer | $230M 2020 Bisnow (June 2024): IQHQ paid $230M in late 2020 for the development rights to five blocks of the site. This is a leasehold, not land. B |
| Campus Point by Alexandria 10210, 10290 and 10300 Campus Point Dr and Campus Point Ct, San Diego, CA 92121 2,204,221 RSF incl. 893,525 under development |
Institutional | Alexandria Real Estate Equities 56.4% interest (joint venture) Alexandria's FY2025 10-K lists the University Town Center megacampus at 1,310,696 RSF operating + 893,525 RSF under development across 8 properties, $84.5M annual rent, 99.5% occupied. It is footnoted 'We own a partial interest in this property through a real estate joint venture', with the interest given as 56.4%. A 466,598 RSF single-tenant expansion is 100% pre-leased. On the roll, 10290 Campus Point Dr (APN 343-230-14) is assessed at $255.6M, last document 7 Jul 2025. |
REIT | —A |
2
The core land
The most valuable ground in the city, and what the public record says about it.
Every figure is computed from the SanGIS parcel layer (last edited 6 Oct 2026), whose values are the 2026 roll. It is unusually frank about money and unusually silent about people: it has land and improvement values, the last recorded document number and date, and possessory interests on public land, and no owner field. Its own description says the source file carries 'owner names and addresses'; the public copy does not.
City of San Diego assessment roll, all parcels$380.99B across 393,788 parcels
$196.43B land + $184.57B improvements, situs jurisdiction 'SD'. Includes stacked condo, possessory-interest and mobile-home parcels. SanGIS parcel layer, 2026 roll.
Highest assessed parcel$961,054,260
APN 369-121-14, 9455 Clairemont Mesa Blvd, 19.04 acres, use code 770: $138.5M land + $822.6M improvements. Next: 9888 Genesee Ave ($958.4M) and 4321 La Jolla Village Dr, the UTC regional centre parcel ($921.6M). SanGIS, 2026 roll.
Highest land value on a single parcel$240,000,000
APN 760-135-52, 950 Waterfront Pl: a possessory interest on public waterfront land, 8.75 acres, office use, year 2024, $571.8M in total. The last document is dated 24 Jun 2022. SanGIS, 2026 roll.
Downtown (ZIP 92101) total assessed$25.26B across 17,515 parcels
$10.09B land + $15.18B improvements, situs ZIP 92101 within the City. SanGIS, 2026 roll.
Private interests on public land (76x possessory-interest parcels)$8.45B across 1,866 parcels
Hotels, the ballpark, marinas and leaseholds on Port tidelands, City, Navy and University land, taxed as interests in land that someone else owns. SanGIS, 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.
The largest landowners in San Diego are public: the City, the Navy and Marine Corps, the school districts, the Port's tidelands and the University. Much of the city's most valuable private building stands on their land as leaseholds: the bayfront hotels on Port tidelands, the ballpark on City land, RaDD on Navy land. The roll taxes $8.45B of these possessory interests. Parcel counts come from the County HHSA's 2019 union of SanGIS parcels with SanGIS's public land-ownership layer, de-duplicated by APN. Its acreage sums double-count parcels split by the union, so they are not given. Within the City's situs jurisdiction, no parcel in that layer is classed 'Indian Reservations', against 1,098 such rows countywide. No Kumeyaay reservation land was found inside the city.
| Name | Type | Parcels held (2019 layer) / as stated |
|---|---|---|
| City of San Diego APNs classed 'City' with San Diego as situs jurisdiction, 2019 layer. The City's own Report to Council 12-064 calls Petco Park 'a City-owned facility'; the Padres' interest in it is taxed to them as a possessory-interest parcel. The layer gives the class, not the use of each parcel. |
Government | 5,170 parcelsB |
| US Navy and US Marine Corps APNs classed 'Military Reservations' inside the City, 2019 layer: the layer classes them but does not name the installations. Navy land also carries private leaseholds: Bisnow reports the former Navy Broadway Complex was let on a 99-year lease, now IQHQ's RaDD. Installation acreages on navy.mil/marines.mil could not be read (Akamai 403). |
Government | 349 parcelsB |
| School districts (San Diego Unified and others) APNs classed 'School Districts' inside the City, 2019 layer. San Diego Unified is the largest district in the city, but the layer does not separate districts, and parts of Poway Unified and other districts fall inside the city limits. |
Government | 648 parcelsB |
| Port of San Diego (San Diego Unified Port District) Established 1962 under the Port Act to hold the tidelands under the Public Trust Doctrine for five member cities. It manages San Diego Bay and 34 miles of waterfront, and downtown is 'home to the Port's cruise business and many Port hotels'. 397 APNs classed 'Port of San Diego' inside the City (2019 layer). |
Government | 397 parcels; 34 miles of waterfrontB |
| University of California (UC San Diego) 'UC San Diego occupies 1,200 acres overlooking the Pacific Ocean' (university's own About page). The campus is State (University of California) land; the 2019 layer does not break UC out of its 'State' class. |
Government | 1,200 acresA |
| County of San Diego APNs classed 'County' inside the City, 2019 layer. The State holds 475 more (plus 127 Caltrans and 234 State Lands Commission). |
Government | 228 parcelsB |
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 San Diego permitted 6,828 new homes in 2025, and 5,350 of them (78%) were in buildings of five or more units, against 819 single-unit houses. New building inside the city is overwhelmingly apartments by multifamily developers who publish nothing like a homebuilder's 10-K. The listed builders that name San Diego as a market (KB Home, Toll Brothers, Beazer) report only regional segments, and the public parcel layer has no owner field, so builder holdings cannot be counted on the roll. County-wide, 2025 permits were 11,707 units (3,506 single-unit, 7,311 in 5+ buildings).
| Name | Type | Homes delivered FY2025 (segment) |
|---|---|---|
| KB Home FY2025 10-K: the West Coast segment delivered 3,965 homes (4,316 in 2024) at an average $678,600; San Diego is listed among its California markets. The filing gives no San Diego figure. 20,750 lots owned or under option in the segment. |
Public company | 3,965 (West Coast segment)A |
| Toll Brothers FY2025 10-K: the Pacific segment (California, Oregon, Washington) delivered 1,450 homes, compared with 1,479; its markets include 'San Diego and Palm Springs, California'. No San Diego figure is given. |
Public company | 1,450 (Pacific segment)A |
| Beazer Homes USA FY2025 10-K (year to 30 Sep 2025): the West segment closed 2,805 homes. That segment covers Phoenix, Riverside-San Bernardino, Sacramento, San Diego, Las Vegas and three Texas metros, so this is not a San Diego figure. |
Public company | 2,805 (West segment)A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
San Diego's institutional landlords are life-science and office REITs clustered in Torrey Pines, University Town Center and Sorrento Mesa, plus the hotel REIT that holds the bayfront's two largest hotels on Port leases. Downtown office has changed hands at a fraction of 2000s prices since Irvine Company sold out. Figures are each owner's San Diego market or segment from its own filing; no free source ranks owners by square feet within the city.
| Name | Type | San Diego portfolio |
|---|---|---|
| Alexandria Real Estate Equities FY2025 10-K: San Diego market 6,093,824 RSF operating + 975,135 RSF under development, $320.6M annual rental revenue (18% of the company), 97.2% occupied. Megacampuses at Torrey Pines (One Alexandria Square), UTC (Campus Point, 56.4% JV) and Sorrento Mesa (SD Tech). |
REIT | 7.07M RSF, 59 propertiesA |
| Kilroy Realty FY2025 10-K: San Diego subtotal of 28 buildings and 2,728,209 sq ft, 83.7% occupied, $143.8M annualized base rent, many of them on El Camino Real. It also owns 608 residential units at One Paseo, and in Sept 2024 bought One Paseo Junction (103,731 sq ft) for $35.0M. |
REIT | 2.73M sq ft, 28 buildings + 608 apartmentsA |
| Rexford Industrial Realty FY2025 10-K: San Diego – Central 54 buildings, 2,128,320 sq ft; San Diego – North County 28 buildings, 1,323,018 sq ft; San Diego is 6.8% of Rexford's rent. Central includes several City of San Diego sites (Convoy Ct, Cabot Dr, Activity Rd) as well as Poway. |
REIT | 3.45M sq ft, 82 buildings (San Diego County)A |
| Host Hotels & Resorts FY2025 10-K and Exhibit 99.1: Manchester Grand Hyatt San Diego (1,628 rooms) and Marriott Marquis San Diego Marina (1,366 rooms), both on ground leases running to 2083 with options. The Coronado Island Marriott (300 rooms) is in Coronado, not the city. |
REIT | 2,994 rooms in two bayfront hotelsA |
| Simon Property Group FY2025 10-K: Fashion Valley, San Diego, fee, 50.0% owned, acquired 2001, 1,684,713 sq ft, 99.2% leased, carrying a $450M 5.73% mortgage to 2033; Las Americas Premium Outlets, San Diego (San Ysidro), fee, 100.0%, acquired 2007, 689,452 sq ft, 97.5% leased. |
REIT | 2.37M sq ft in two centresA |
| The Irvine Company OCBJ (Nov 2025): One America Plaza was the sixth reported downtown office-tower sale by Irvine Co. since late 2024; its 2024 and 2025 sales brought in under $400M against close to $1B paid in 2003–2006. The Real Deal says it still has properties elsewhere in the county, in Del Mar and La Jolla, for example. It is privately held, so it files no portfolio. |
Private company | Six downtown towers sold since late 2024A |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- That the roll's 950 Waterfront Pl possessory interest (APN 760-135-52, $571.8M, the highest land value in the city) is RaDD. A Cushman & Wakefield listing in search results says so, but it redirected away when opened.
- Whether IQHQ met, refinanced or defaulted on RaDD's $915M Bank OZK loan at the 9 Oct 2026 maturity. Bank OZK said it would update on 21 Oct 2026.
- Who owns Westfield UTC (4321 La Jolla Village Dr, $921.6M, the third-highest assessed parcel). It is not on Unibail-Rodamco-Westfield's current portfolio page, and no filing we opened names an owner.
- Who holds the 1 Park Blvd possessory interest ($575.7M, hotel use, last document 1 Jun 2022). The ground is Port tidelands, but the hotel's owner was not established from a filing.
- The vesting entities on the One America Plaza and Campus at Horton deeds. The Official Records Index host refused automated access, and deed images are sold, not shown.
- The Manchester Pacific Gateway's Navy Building One and the Navy's retained parcels on the former Broadway Complex were not traced on the roll.
- The Hotel del Coronado was left out: it is in the City of Coronado, not San Diego.
- Installation acreages for Naval Base San Diego, Naval Base Point Loma and MCAS Miramar: the .mil hosts returned Akamai 403.
§
Sources
- SanGIS Parcels feature layer (Hosted/Parcels) — APN, situs, land/improvement values, last recorded document number and date; no owner field — SanGIS / SANDAG (data from San Diego County ARCC) · openA
- 2026 Secured Assessment Roll Search — 'property ownership information cannot be provided on the internet in accordance with California Government Code section 6254.21' — San Diego County Assessor/Recorder/County Clerk (ARCC) · openA
- Property Information — ownership given by phone and on office kiosks; copies $2 first page, $0.05 each additional — San Diego County ARCC · openA
- Recording — Official Records Index (index only online), copy fees, Documentary Transfer Tax $0.55 per $500 — San Diego County ARCC · openA
- ParcelQuest Disclaimer — 25 free searches per 30 days, then subscription — San Diego County ARCC · openA
- Assessor Fee Schedule — San Diego County ARCC · openA
- ArcGIS item 'Parcels (geo.sandag.org)' — licence text: SanGIS GIS Data End User Use Agreement and Disclaimer for Data Released to the Public — SanGIS via ArcGIS Online · openA
- Building Permits Survey, place annual file we2025a.txt — San Diego city (FIPS place 66000), 2025 — US Census Bureau · openA
- Building Permits Survey, county annual file co2025a.txt — San Diego County, FIPS 06/073, 2025 — US Census Bureau · openA
- Irvine Co dumps last downtown San Diego office tower (One America Plaza, $120M) — The Real Deal · openA
- Irvine Co. exits downtown San Diego (One America Plaza to Saca Development, $120M) — Orange County Business Journal · openA
- OC's Wen snaps up San Diego skyscraper (Symphony Towers to Formosa Ltd., $45.7M per property records) — Orange County Business Journal · openA
- Host Hotels & Resorts FY2025 Form 10-K — hotel list (ground-lease footnote) and Schedule III — US Securities and Exchange Commission / Host Hotels & Resorts · openA
- Host Hotels & Resorts FY2025 Form 10-K, Exhibit 99.1 Ground Lease Summary — US Securities and Exchange Commission / Host Hotels & Resorts · openA
- About the Port of San Diego — Port Act 1962, Public Trust Doctrine, 34 miles of waterfront, 'many Port hotels' downtown — Port of San Diego · openA
- Report to the City Council No. 12-064 (Petco Park JUMA amendment): 'Petco Park is a City-owned facility' — City of San Diego · openA
- Lender Takes Over San Diego's Campus At Horton For $130M Bid — Bisnow · openA
- How The Massive Life Sciences Bet By IQHQ, Bank OZK Became A Symbol For A Shifting Market (RaDD) — Bisnow · openA
- Bank OZK Shares Drop After Citi Flags $915M Mortgage Concern (RaDD loan extended to 9 Oct 2026) — Bisnow · openA
- Alexandria Real Estate Equities FY2025 Form 10-K — San Diego property listing and JV interests — US Securities and Exchange Commission / Alexandria · openA
- Kilroy Realty FY2025 Form 10-K — San Diego property table — US Securities and Exchange Commission / Kilroy Realty · openA
- Simon Property Group FY2025 Form 10-K — US property table (Fashion Valley, Las Americas Premium Outlets) — US Securities and Exchange Commission / Simon Property Group · openA
- Rexford Industrial Realty FY2025 Form 10-K — property table by submarket — US Securities and Exchange Commission / Rexford Industrial · openA
- KB Home FY2025 Form 10-K — West Coast segment — US Securities and Exchange Commission / KB Home · openA
- Toll Brothers FY2025 Form 10-K — Pacific segment — US Securities and Exchange Commission / Toll Brothers · openA
- Beazer Homes USA FY2025 Form 10-K — West segment — US Securities and Exchange Commission / Beazer Homes · openA
- Public Owned Parcels (union of SanGIS PARCELS_ALL and LAND_OWNERSHIP_SG, created 2 Aug 2019) — ownership class per parcel — County of San Diego HHSA (ArcGIS Online) · openB
- About UC San Diego — 'UC San Diego occupies 1,200 acres' — UC San Diego · openA