Tallahassee, Florida
Florida publishes the owner of every Tallahassee parcel and the price of every sale, read off the deed's documentary stamps, in a free state download — and the roll shows a capital city whose most valuable ground belongs to the state.
8 buildings · 8 with an owner established · 22 sources · 7 tier B · 1 tier A · prepared 2026-10-14
Florida records deeds rather than registering title, and its public-records law makes the result unusually open. The Leon County Property Appraiser keeps one roll for the county, Tallahassee included: owner name and mailing address, land and building value, and recent sales. The state Department of Revenue republishes that roll free each year as downloadable files, and each sale carries 'the sale price indicated by documentary stamps on the deed' — Florida taxes deeds at 70 cents per $100 of consideration, so the price is effectively public. The limits are entity opacity (the roll names an LLC, cut at 30 characters) and owners such as police officers and judges whose records s. 119.071 removes from the public files.
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 |
|---|---|---|---|---|
| Florida State Capitol complex 400 S Monroe Street, Tallahassee 1,179,629 sq ft building area on the roll (7 buildings) · 22 floors |
Civic | Board of Trustees of the Internal Improvement Trust Fund (State of Florida) 100% Parcel 2136251531450, 10.9 acres, roll owner 'TIITF', care of 3900 Commonwealth Blvd — the address of DEP's Division of State Lands, which serves as staff to the Trustees (the Governor and Cabinet). 2026 just value $133,513,455 (land $31.0M), exempt. The state is downtown: 38 TIITF parcels in the appraiser's DOWNTOWN neighbourhood carry $788.4M of value and 5.95M sq ft of building area, among them the 18-storey Turlington Building (325 W Gaines St, $53.2M). Wikipedia calls the Capitol 'a twenty-two-story building'. No sale has ever been recorded. |
Government | —B |
| Tallahassee Memorial Hospital (TMH main campus) 1401 Centerville Road / 1300 Miccosukee Road, Tallahassee 2,233,370 sq ft building area on the roll (13 buildings) |
Institutional | Florida State University Board of Trustees 100% Until April 2026 the City of Tallahassee owned the hospital and leased it to the nonprofit Tallahassee Memorial HealthCare. The City Commission voted on 11 Mar 2026 to transfer it; FSU says the legal transfer completed on 10 Apr 2026, with deed restrictions requiring charity care and continued hospital use, and TMH continuing to operate it. FSU also committed $100M of upgrades and $150M for clinical faculty and research through 2034. On the roll: parcel 1130208020000, coded hospital, 23.3 acres, 2026 just value $234,481,621, now in the FSU Board's name. TMH itself still holds 29 parcels ($53.9M) of clinics and offices. |
Government | $109,000,000 2026-04-10 Paid to the City over 30 years at $3,633,333 a year, interest-free (Board of Governors). The deed on the roll (OR 6161/961, Apr 2026) shows $100, code 11: minimum stamps. B |
| Doak Campbell Stadium 403 Stadium Drive West, Tallahassee 852,501 sq ft building area on the roll (5 buildings) |
Institutional | Board of Trustees of the Internal Improvement Trust Fund (State of Florida) The stadium opened in 1950 (Wikipedia) and is operated by FSU Athletics. It sits on parcel 2135209010003 — 29.8 acres, first built 1950, addressed 282 Champions Way, roll owner 'TIITF' — valued at $495,347,085 for 2026, the second-most-valuable parcel in Leon County. Florida's university campuses are titled to the state's Trustees, not the universities: the four main FSU campus parcels alone carry $1.82B, and TIITF land in the appraiser's FSUTOWN neighbourhood totals 60 parcels, 409 acres and $2.17B. The match of stadium to parcel is this research's, from the year built and the Champions Way address. |
Government | —B |
| Florida A&M University main campus Althea Gibson Way and S Adams Street, Tallahassee 3,448,409 sq ft building area on the roll |
Institutional | Board of Trustees of the Internal Improvement Trust Fund (State of Florida) In the appraiser's FAMU neighbourhood the state's Trustees hold 30 parcels, 375 acres and $663.5M of 2026 just value; the largest is 69.3 acres at 1521 Althea Gibson Way ($204.8M). The FAMU Board of Trustees holds only about 30 small parcels in its own name ($20.1M), mostly housing and offices off campus — so, as at FSU, the campus belongs to the state and the university is the user. |
Government | —A |
| Donald L. Tucker Civic Center 505 W Pensacola Street, Tallahassee 434,739 sq ft building area on the roll (2 buildings, incl. the conference centre) |
Institutional | Florida State University Board of Trustees Wikipedia gives the owner as the FSU Board of Trustees and says the arena was owned by the Tallahassee-Leon County Civic Center Authority until 2012; it opened in 1981 and cost $33.8M. On the 2026 roll the block is parcel 2136800077055, 19.0 acres addressed 520 W Madison St, first built 1980, owner 'Florida State University Board', just value $126,116,694. No price for the 2012 transfer was found. |
Government | —B |
| Highpoint Center 106 E College Avenue, Tallahassee 137,005 sq ft (the Jaxson); 85,629 sq ft building area on the roll · 15 floors |
Office | Tallahassee Highpoint Partners The tallest private office tower downtown: the Jaxson lists it at 15 storeys, completed 1990. Roll owner 'TALLAHASSEE HIGHPOINT PARTNERS' (cut at 30 characters), mailing address in Winter Park, FL; parcel 2136251771610, 2026 just value $10,058,211 (land $977,466 on 0.22 acres). Taller buildings downtown are state-owned (the 22-storey Capitol, per Wikipedia, and the 18-storey Turlington Building, per the Jaxson). The roll carries no sale in 2025–26, and no document with the owner's purchase price was opened. |
Private company | —B |
| Tallahassee International Airport 3216 Capital Circle SW (3300 Capital Circle SW), Tallahassee 585,576 sq ft building area on the roll (37 buildings) |
Civic | City of Tallahassee Wikipedia gives the owner as the City of Tallahassee. The airport is one city parcel on the roll, 4107208010000: 2,146.5 acres across sections 7–20, coded government, 2026 just value $68,480,272, exempt — the most valuable thing the City owns, ahead of City Hall at 300 S Adams St ($50.0M). The roll's parcel-to-airport match is this research's, from the location and the size. |
Government | —B |
| Cascades Park 355 E Bloxham Street / S Gadsden Street, Tallahassee |
Land | City of Tallahassee Wikipedia describes a 24-acre park south of the Capitol. The roll's park-coded parcel there, 4101208070000 at 355 E Bloxham St, is 13.1 acres in the City's name, 2026 just value $1,495,356. The rest of the park could not be tied to parcels from the file, so only this parcel's owner is claimed. Around it the private 'BMG Cascades' entities (mailing address Fishers, Indiana) hold the Cascades mixed-use blocks — apartments at 850 S Gadsden St ($34.3M) and offices and retail ($8.2M at 414 E Bloxham St) — with the City keeping garage parcels inside them. |
Government | —B |
The core land
The most valuable ground in the city, and what the public record says about it.
Leon County has one roll and one city. The figures are 2026 just (market) values from the state's copy of the final roll (Florida DOR, posted 14 Oct 2026), summed by this research for tax districts 1 and 3. The most valuable ground is public and exempt; the most valuable taxable ground is student housing; downtown office land is valued at a uniform $102 a square foot.
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.
Tallahassee is a government town on the roll as much as in its economy. Inside the City (Leon tax districts 1 and 3, 64,153 parcels, $30.17B of 2026 just value), the State's Trustees of the Internal Improvement Trust Fund hold $4.41B — about one dollar in seven — because the Capitol complex, the Southwood state offices and both university campuses are titled to them rather than to the agencies or universities that use them. Add the City, County, school board, FSU, TCC and the housing authority and public owners hold about $6.3B inside the limits. Outside the City the pattern flips to big rural holdings: the federal government's 105,000 acres, much of it in the name of the USDA Forest Service, and a ring of plantation and timber tracts held by LLCs and partnerships. 'City' here means districts 1 and 3, which this research treats as the City because known city subdivisions (Killearn Estates, most of Southwood) sit in them and county-only ones (Killearn Lakes, Golden Eagle, Woodville) in district 2; acres are land square footage ÷ 43,560; family trusts and individuals are left out.
| Name | Type | 2026 roll, Leon County |
|---|---|---|
| Board of Trustees of the Internal Improvement Trust Fund (State of Florida) On the roll as 'TIITF', 'Florida Board of Trustees of I…' and a variant. In the City: FSU's campus (60 parcels, $2.17B), the downtown Capitol complex (38 parcels, $788M, 5.95M sq ft), FAMU's campus (30 parcels, $664M) and the Southwood state office campus (5 parcels, $421M, incl. 4042 Bald Cypress Way, $224M). Outside the City the 29,000 acres are cheap conservation and forestry land. DEP's Division of State Lands is the Trustees' staff. |
Government | 342 parcels, 34,300 acres, $4.46B (228 parcels, 5,075 acres, $4.41B in the City)A |
| City of Tallahassee The City's own name, including its electric and water utilities, which hold no separate titles: the airport (2,147 acres, $68.5M), a 3,860-acre vacant-coded parcel at 5051 Tram Rd, a 232-acre power-plant site at 1125 Geddie Rd (so named in its legal description), City Hall ($50.0M) and Cascades Park. Until April 2026 it also owned Tallahassee Memorial Hospital, now FSU's. |
Government | 955 parcels, 11,886 acres, $449.5MA |
| Leon County School Board 'School Board of Leon County'; 54 parcels and $349.0M inside the City. |
Government | 71 parcels, 1,341 acres, $464.7MA |
| Florida State University Board of Trustees Land in the university's own name, separate from the campus the state's Trustees hold: the Tallahassee Memorial Hospital campus ($234.5M, acquired April 2026), the Tucker Civic Center block ($126.1M), and the Innovation Park research buildings on Paul Dirac Drive. The FSU Foundation and Research Foundation add 5 small parcels ($6.4M). |
Government | 62 parcels, 277 acres, $495.8MA |
| Leon County The courthouse at 301 S Monroe St ($76.9M) and the county complex at 501 Appleyard Dr ($72.8M) are most of the value; 420 of the parcels lie outside the City. |
Government | 492 parcels, 4,996 acres, $313.5MA |
| Tallahassee Community College (District Board of Trustees) The Appleyard Drive campus on the west side; its main parcel ($232.4M) is the sixth-most-valuable in the county. |
Government | 6 parcels, 208 acres, $252.3MA |
| Tallahassee Housing Authority Public-housing sites, 37 of them ($61.4M) inside the City. |
Government | 53 parcels, 107 acres, $64.3MA |
| Florida A&M University Board of Trustees Under 'Florida Agricultural and Mecha…' and 'Florida A&M University Board o…'. The campus itself (375 acres, $663.5M) is the state Trustees'. |
Government | 32 parcels, 35 acres, $20.5MA |
| Blueprint Intergovernmental Agency The City–County infrastructure sales-tax agency (also as 'Blueprint 2000 Intergovernment…'): stormwater, greenway and road right-of-way parcels, almost all low-value. Another 33 parcels stand jointly as 'Leon County–City of Tallahassee'. |
Government | 41 parcels, 305 acres, $4.3MA |
| CSX Transportation Only token parcels on the county roll in CSX's name; the railroad's line through the city does not appear as assessed parcels it owns, so this figure understates its corridor (see unverified). |
Public company | 5 parcels, 3 acresA |
| United States of America Almost all outside the City — mostly large rural tracts, one of them in the name 'USA Dept of Ag / Forest Service'. In the City: 15 parcels, $148.8M, incl. 501 Capital Circle NE ($63.9M) and the federal courthouse at 110 Park Ave E. |
Government | 98 parcels, 105,245 acres, $290.7MA |
| The St. Joe Company As 'St Joe Company' (96 parcels, 4,150 acres, mostly Southwood lots and land in the City) and 'St. Joe Timberland Co of Delaware' (22 parcels, 4,850 acres of timber outside it). |
Public company | 118 parcels, 9,000 acres, $92.5MA |
| Plantation and timber holdings (Horseshoe Partnership Ltd, Gem Land Co, Groover Bros. Farms of Florida, Tall Timbers Research Inc) The largest private landholders in Leon County, all north of the City and none inside it: Horseshoe Partnership Ltd (39 parcels), Gem Land Co (4), Groover Bros. Farms (22 parcels under two spellings) and the nonprofit Tall Timbers Research (20 parcels). The roll's agricultural codes cover 120,467 acres countywide, only 6,972 of them in the City. |
Private company | 10,462 / 8,727 / 10,086 / 3,853 acresA |
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.
Tallahassee builds few houses and many student apartments. Census permits for 2025: the Tallahassee metro (CBSA 45220) 1,234 single-family units and 2,742 in all; Leon County 617 single-family and 2,047 in all; the City 468 single-family and 1,898 in all, 1,384 of them in 40 buildings of five or more units. So the City's new housing is about three-quarters multifamily, and half the metro's single-family permits were issued outside Leon County. Building is local: the only national public builder with a real footprint on the roll is D.R. Horton. No builder league table for Tallahassee is published; the figures below are parcels in each builder's own name on the 2026 roll — lots and unsold homes — not closings.
| Name | Type | Parcels on the 2026 Leon roll |
|---|---|---|
| D.R. Horton As 'D.R. Horton Inc' and two variants, nearly all vacant residential lots in two survey sections south-east of downtown (T1S R1E). The Sale Data File shows it buying 82 lots in one deed in Aug 2026 ($9.13M) and 65 in July ($7.66M). Its lot developer Forestar holds 40 more parcels (52 acres); D.R. Horton's FY2025 10-K names Tallahassee among its markets and says it owned about 62% of Forestar. |
Public company | 408 parcels (324 in the City)A |
| The St. Joe Company Developer of the Southwood community on the south-east side: lots, commercial pads and timber in the 'St Joe Company' name, 82 of the parcels in the City. |
Public company | 96 parcels, 4,150 acresA |
| Camellia Oaks Development LLC Vacant residential lots in one subdivision outside the City (section 23, T1N R1E). |
Developer | 113 parcelsA |
| Summit Group Development Lots in north Leon County outside the City (section 22, T2N R1E). |
Developer | 104 parcels, 50 acresA |
| Highland Homes #1 LLC Vacant lots in one subdivision outside the City (section 24, T1N R1E). Not to be assumed the Texas builder of that name; the roll gives only the LLC. |
Private company | 99 parcelsA |
| Pedrick Homes LLC Vacant lots in the City (section 26, T1N R1E). |
Private company | 41 parcelsA |
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Tallahassee's biggest private landlords are student-housing owners, not office or retail REITs: eight of the ten highest-taxed parcels in the City are apartment blocks, several of them beside the FSU campus on W Pensacola, W Virginia and Conradi streets (the other two are hospitals). Downtown office is small and fragmented — 119 private office parcels in the downtown district carry only $167M of value — because the state is its own landlord. Names below are the roll's entities and the filers that report them; where several entities share one tax mailing address the roll shows that and nothing about who stands behind them. Also on the roll: Walmart and Sam's Club (5 parcels, $62.1M; 720,000 sq ft in the City) and Publix (7 parcels, $40.0M).
| Name | Type | Tallahassee holding |
|---|---|---|
| American Campus Communities ACC's last 10-K (2021) lists University Village (716 beds), 601 Copeland (283), U Club on Woodward (944) and Stadium Centre (1,723) as serving Florida State University. It has filed no 10-K since, so it is no longer a public REIT; the 2026 roll still carries five parcels in 'ACC OP (…) LLC' names — Studio Green, Plaza, Gaines Street II and others — with 1.18M sq ft of building area. |
Private company | 4 FSU properties, 3,666 beds (2021); 5 'ACC OP' parcels, $168.4M on the 2026 rollB |
| Entities at one Carlsbad, California tax address ('The Mark at Tallahassee LLC', 'LMP Tallahassee Property Owner', '510 West Virginia Street (FL)', '700 West Virginia Street (FL)') Six student-housing parcels whose tax bills go to one PO box in Carlsbad, CA. They include the most valuable taxable parcel in the City, 1701 W Pensacola St ($80.9M), and 510 W Virginia St ($77.9M). The roll does not say who sponsors them, and no filing opened does. |
Private company | 6 parcels, $252.1M, 1.76M sq ftA |
| Entities at one Miami Beach tax address ('Tribe QOF Owner LLC', 'Campbell Tallahassee LLC', 'Seminole Arena, LLC', 'Seminole Varsity, LLC') Student housing near the FSU campus. Tribe QOF Owner LLC bought 650 W Gaines St and 702 W Madison St in one deed in June 2025 (OR 6065/1778) for $105,009,000 — the largest recorded sale in Leon County in the 2025–26 Sale Data File, qualification code 05 (arm's-length, multiple parcels). Their 2026 just values total $72.2M. The roll does not say who stands behind the entities. |
Private company | 6 parcels, $205.3M, 1.18M sq ftA |
| Mid-America Apartment Communities (MAA) FY2025 10-K, Tallahassee FL market, 96.1% occupied, average effective rent $1,558; Schedule III lists MAA Oak Grove and MAA Southwood. The roll has three parcels in Mid-America Apartments and MMFII names at $62.8M. |
REIT | 2 communities, 604 unitsA |
| 'ZP' entities (Wilmington, NC tax address) Student-oriented apartments, townhomes and parking around Gaines and Madison streets in names such as 'ZP No. 317 LLC' (901 Mosley St, $54.2M) and 'ZP 389 Tallahassee Condos LLC'. No filing opened names the sponsor. |
Private company | 17 parcels, $133.6MA |
| BMG Cascades entities The privately developed blocks beside Cascades Park — apartments, townhomes, offices, retail and a hotel pad — in 'BMG Cascades …' names with an Indiana mailing address; the City keeps garage parcels inside the project. |
Developer | 17 parcels, $66.0MA |
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 protected by s. 119.071, F.S. (law enforcement, judges, prosecutors and other listed officers) are removed from the public files, per DOR — so holdings by protected owners cannot be counted, and the size of the gap is not stated anywhere opened.
- Leon's tax district codes are not defined in the state file or the DOR guide, and leonpa.gov could not be read. 'City' = districts 1 and 3 is this research's reading, checked against subdivisions known to be in and out of the City limits; district 3 (702 parcels, $1.65B) is the downtown core holding the Capitol, City Hall and the courthouse.
- CSX's rail corridor through Tallahassee: only 5 small parcels (3 acres) stand in its name on the county file; whether its line is carried on a separate state-assessed roll was not checked.
- Who stands behind the student-housing entities that share tax mailing addresses (Carlsbad, CA; Miami Beach; Wilmington, NC; Mountain Brook, AL). No filing opened ties them to a sponsor, so none is named.
- 'CF Uakaris TLH LLC' — the second-most-valuable taxable property in the county outside the City: a 2.59M sq ft building completed 2023 at 2747 Levi Pl, $184.7M, mailing address a Seattle PO box. No document opened names its occupant or sponsor.
- 'Tallahassee Medical Center Inc' (2626 Capital Medical Blvd, $76.7M, mailing address 1 Park Plz, Nashville) — the hospital's operator is not named here because no document opened states it.
- Whether TMH's amended 40-year lease from FSU has been signed. The Board of Governors item (26 Mar 2026) said it was being finalised; FSU's 10 Apr release says TMH continues to operate the hospital but does not mention a signed lease.
- The price of the 2012 transfer of the Civic Center to FSU, and of Highpoint Center's acquisition by its current owner — neither is in the 2025–26 sales file, and the Clerk's records could not be reached.
- Which parcels make up the rest of Cascades Park's 24 acres (13.1 acres tied to the City); Blueprint's own site was not opened.
Sources
- Leon 47 Final NAL 2026 — real property roll (NAL47F202601.csv: owner name, mailing address, just/land value, building area, sales with documentary-stamp prices), 111,823 parcels — Florida Department of Revenue, Property Tax Oversight (submitted by the Leon County Property Appraiser) · openA
- Leon 47 Final SDF 2026 — Sale Data File (SDF47F202601.csv), recorded transfers with OR book/page and qualification code — Florida Department of Revenue, Property Tax Oversight · openA
- Download Assessment Roll and GIS Data — NAL, SDF and NAP files, and the s. 119.071 exclusion — Florida Department of Revenue, Property Tax Oversight · openA
- 2026 NAL, SDF and NAP User's Guide (SALE_PRC1 'the sale price indicated by documentary stamps on the deed'; qualification codes; DOR use codes) — Florida Department of Revenue, Property Tax Oversight · openA
- Documentary Stamp Tax — rate 70 cents on each $100 of consideration outside Miami-Dade (s. 201.02(1)(a), F.S.) — Florida Department of Revenue · openA
- Florida Statutes s. 28.24 — Clerk of the circuit court service charges (recording, copies) — Florida Legislature (Online Sunshine) · openA
- Florida Statutes s. 119.071 — General exemptions from inspection or copying of public records — Florida Legislature (Online Sunshine) · openA
- Division of State Lands — staff to the Board of Trustees of the Internal Improvement Trust Fund (Governor and Cabinet); 3900 Commonwealth Blvd — Florida Department of Environmental Protection · openA
- Florida State University, City of Tallahassee complete hospital asset transfer, advancing FSU Health — Florida State University News · openA
- Board of Governors agenda item: Transfer of Assets Agreement between FSU and the City of Tallahassee regarding Tallahassee Memorial Hospital ($109 million over 30 years) — State University System of Florida Board of Governors · openA
- Doak Campbell Stadium (address 403 Stadium Drive West; opened October 7, 1950; operator FSU Athletics) — Wikipedia · openA
- Donald L. Tucker Civic Center (owner FSU Board of Trustees; 505 West Pensacola Street; opened 1981; owned by the Tallahassee-Leon County Civic Center Authority until 2012) — Wikipedia · openA
- Sights and Scenes: Downtown Tallahassee (page 2) — Highpoint Center, 15-story, 137,005 sq ft, 106 East College Avenue, completed 1990 — The Jaxson · openA
- Tallahassee International Airport (owner City of Tallahassee) — Wikipedia · openA
- Cascades Park (Tallahassee) — 24-acre park on the St. Augustine Branch south of the Capitol — Wikipedia · openA
- Florida State Capitol (400 S Monroe St) — Wikipedia · openA
- American Campus Communities, Inc. — Form 10-K for 2021 (owned properties table: University Village, 601 Copeland, U Club on Woodward, Stadium Centre — Florida State University); its last 10-K — U.S. Securities and Exchange Commission (EDGAR) · openA
- Mid-America Apartment Communities — Form 10-K for 2025 (Tallahassee, FL: 2 communities, 604 units; Schedule III MAA Oak Grove, MAA Southwood) — U.S. Securities and Exchange Commission (EDGAR) · openA
- D.R. Horton, Inc. — Form 10-K for fiscal 2025 (Tallahassee among its markets; owns ~62% of Forestar Group) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Building Permits Survey — county annual 2025 (co2025a.txt), Leon County FIPS 12/073 — U.S. Census Bureau · openA
- Building Permits Survey — CBSA annual 2025 (cbsa2025a.txt), Tallahassee FL CBSA 45220 — U.S. Census Bureau · openA
- Building Permits Survey — South Region places annual 2025 (so2025a.txt), Tallahassee city — U.S. Census Bureau · openA