Victorville, California
Who owns Victorville: the City's airport authority holds the former George Air Force Base, a power plant and a few logistics landlords dominate the roll, and the County hides every owner's name.
9 buildings · 7 with an owner established · 16 sources · 6 tier A · 3 tier B · prepared 2026-11-01
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 as free downloads, but 'Names and address information' are 'protected per California Government Code Section 7928.205'. The Recorder's online index (1925 to the present) is free but is 'an index only'; document images can be viewed only at the Hall of Records in San Bernardino or the High Desert Government Center in Hesperia, and copies cost $4 for the first page.
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)
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 |
|---|---|---|---|---|
| Southern California Logistics Airport (SCLA, former George Air Force Base) 18374 Phantom St, Victorville, CA 92394 approximately 2,200 acres (airport); two runways |
Civic | Southern California Logistics Airport Authority (SCLAA) City ACFR FY2025 (Note 18C): after George AFB closed, the Air Force agreed to lease and then transfer title to VVEDA. The ~2,200 acres of Public Benefit Transfer parcels, restricted to airport use, 'were transferred to SCLAA at no cost'; for ~1,800 acres of Economic Development Conveyance parcels SCLAA 'paid $1,636,489 and is required to pay additional $37,176'. SCLAA is a component unit of the City and a JPA of the City and the Victorville Water District. The City's own page says SCLA covers ~2,200 acres and that Prologis 'has development rights to approximately 1,300 acres'. Address geocodes inside the city. |
Government | —A |
| The Mall of Victor Valley 14400 Bear Valley Rd, Victorville, CA 92392 576,000 sq ft total; 336,000 sq ft mall shop space |
Retail | The Macerich Company 100% Macerich's 2025 10-K lists 'Victor Valley, Mall of' as a consolidated, 100%-owned centre in Victorville: built 1986, acquired 2004 (no price stated), last renovated 2012, 98.0% leased, anchors Macy's, Dick's Sporting Goods and JCPenney; footnote (4) marks it as having a vacant anchor location owned by the company. On 22 Aug 2024 Macerich closed an $85.0M ten-year, interest-only refinance at 6.72%, maturing 6 Sep 2034. Schedule III: gross carrying amount $152.1M, $72.1M net of depreciation. On the City's roll 'Macerich Victor Valley' is 4th-largest taxpayer, $148.5M (ACFR FY2025). Address geocodes inside the city. |
REIT | —A |
| High Desert Power Plant SCLAA sub-area of the former George AFB, Victorville (no street address stated in a source read) 830 MW gas-fired combined-cycle plant |
Industrial | High Desert Power Trust The SCLAA continuing disclosure report (FY2025-26) says High Desert Power Trust 'is the owner on record of the High Desert Power Plant', an 830 MW combined-cycle facility assessed by the State Board of Equalization; 'Avenue Capital Group and Middle River Power acquired the HDPP in 2016' and upgraded it from 2018. Its value rose from $196.4M (FY2023-24) to $482.3M (FY2024-25), then fell to $455.6M (FY2025-26), 27.57% of the SCLAA Area roll. The City's ACFR ranks it the largest property taxpayer in the city, $482.3M, 3.36% (FY2025). No purchase price is stated. |
Private equity | —A |
| Desert Valley Hospital 16850 Bear Valley Rd, Victorville, CA 92395 148 licensed beds |
Institutional | Desert Valley Hospital Inc. (Prime Healthcare Services) The City's ACFR lists 'Desert Valley Hospital Inc,' as its 9th-largest property taxpayer, $79.3M (FY2025). The Bear Valley Road project-area disclosure report ranks 'Prime Healthcare Services' 2nd there (19 parcels; commercial, vacant and unsecured; $97.8M) and says it combines Prime A Investments LLC, Desert Valley Hospital Inc., Desert Valley Medical Group and others 'based on an owner-subsidiary relationship'. CDPH lists the hospital's licensee as Desert Valley Hospital, LLC, 148 beds, active. Tier B: no source ties a named parcel to the hospital building. Address geocodes inside the city. |
Private company | —B |
| Victor Valley Global Medical Center 15248 11th St, Victorville, CA 92395 101 licensed beds |
Institutional | Victor Valley Hospital Real Estate, LLC The SCLAA disclosure report's Victorville Area top-ten table lists 'Victor Valley Hospital Real Estate, LLC' with 4 parcels in 'Hospital and Unsecured' use, $40.7M (FY2025-26); the City's ACFR listed it 10th citywide in FY2016 ($39.4M). CDPH's facility list gives the licensee as Victor Valley Hospital Acquisition, Inc., 101 beds, first licensed 13 Nov 1964. Tier B: the roll entry is matched to this hospital by name and land use, not by a parcel or street address. Neither source names the LLC's parent. Address geocodes inside the city. |
Private company | —B |
| Victor Valley College (main campus) 18422 Bear Valley Rd, Victorville, CA 92395 253 acres |
Institutional | Victor Valley Community College District The college's own site gives its address as 18422 Bear Valley Road, Victorville. Wikipedia: a public community college with a 253-acre suburban campus, directly south of Spring Valley Lake (an unincorporated community). That a California community college campus is held by its district rests on statutory status, not on a deed read, so tier B. The Census geocoder found no match for the address, so its position inside the city limits was not confirmed. |
Government | —B |
| New Victorville Police Station and Civic Plaza site Northwest corner of Civic Dr and Seneca Rd, Victorville, CA just over nine acres |
Land | City of Victorville The City's FY2025 ACFR (letter of transmittal): in 2024 the County of San Bernardino contributed $3.7 million to the City 'for the new police station's land acquisition and conceptual design'; 'This funding helped secure a land acquisition located at the northwest corner of Civic Drive and Seneca Road', just over nine acres, for a planned 43,000 sq ft police station and civic plaza. The land price itself is not stated, so no acquisition price is given. |
Government | —A |
| Victorville City Hall 14343 Civic Dr, Victorville, CA 92392 |
Civic | Not established a paid title search would answer it The City's ACFR and website give 14343 Civic Drive as the City's address, and component-unit reports are available there. No document read states who holds title to the building, the County's free roll files hide owner names, and deed images can be viewed only in person. So the owner is left blank rather than assumed. Address geocodes inside the city. |
Not established | —A |
| Federal Correctional Complex, Victorville 13777 Air Expressway Blvd, Victorville, CA 92394 three prisons (FCI I, FCI II with camp, USP) |
Institutional | Not established a paid title search would answer it Wikipedia: a federal prison complex 'on part of the former George Air Force Base', 'operated by the Federal Bureau of Prisons', with two medium-security institutions, a minimum-security camp and a high-security penitentiary, built on a designated Superfund site. Operation is not title, and no federal property record or deed was read, so the owner is left blank. The 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 reprints the ten largest property taxpayers from the County roll every year, and the airport authority's and redevelopment successor's bond disclosure reports go further, with parcel counts by owner. The County's own roll files carry no owner names. Values are Proposition 13 roll values, not market prices, and include business property.
City taxable assessed value, FY2025$14.35B
Secured $13.00B, unsecured $0.87B, SBE nonunitary $0.48B; up from $7.74B in FY2016. City ACFR FY2025, Assessed Value of Taxable Property (p.188; County Assessor and HdL Coren & Cone).
Ten largest property taxpayers, FY2025$1.68B, 11.71% of the roll
High Desert Power Trust $482.3M; Higcov-Sclc-Dc LLC $280.9M; The American Bottling Company $154.9M; Macerich Victor Valley $148.5M; Prologis SCLC Investments LLC $146.5M; Stirling Capital Investments $125.5M; Cemex Construction Materials Pacific $97.5M; Nutro Products Inc. $96.5M; Desert Valley Hospital Inc. $79.3M; Veyron KDP I Partners LLC $70.0M. FY2016 top ten: $828.5M (10.72%). City ACFR FY2025, p.190.
Former air base (SCLAA Area) roll, FY2025-26$1.65B; top ten hold 86.2%
High Desert Power Trust 27.57%, HIGCOV-SCLC LLC 17.34%, Prologis SCLC Investments 9.04%, Stirling Capital Investments 8.29%; unsecured and unitary value is 44.27% of the area. SCLAA continuing disclosure report FY2025-26, Exhibit 2C.
City-owned land at cost, 30 June 2025$84.0M land plus $180.1M rights of way
Governmental $58.8M and business-type $25.2M land, not depreciated; land rights of way $180.1M. City ACFR FY2025, capital assets table (MD&A).
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 holder of land in Victorville is the City itself, through its airport authority, which received the former George Air Force Base from the Air Force for a nominal sum. Around it, a few industrial owners hold most of the base's value, and a cement producer holds the quarry land. The County's roll files would show acreage by parcel but not by owner, so only the parcel counts printed in bond disclosure reports are given.
| Name | Type | Holdings as stated |
|---|---|---|
| Southern California Logistics Airport Authority PBT parcels transferred at no cost; EDC parcels for $1,636,489 plus $37,176 owed. About 280 acres were later removed from the EDC parcels for transfer to Stirling, and 200 more acres at $176,448 (ACFR Note 18C). How many acres SCLAA still holds today is not stated. Leases receivable in the City's business-type activities stand at $80.5M (30 June 2025). |
Government | ~2,200 acres airport (PBT) + ~1,800 acres EDC parcels receivedA |
| City of Victorville ACFR FY2025: land $84.0M plus $180.1M rights of way; parks acreage 210, 18 parks, 479 miles of streets; the Successor Agency and the City Housing Asset Successor hold land for resale in the Bear Valley and Old Town/Midtown areas at $1.38M and $1.55M. The Victorville Water District is a subsidiary district of the City (776 miles of pipeline). |
Government | land $84.0M at cost; 210 park acres; ~9-acre police siteA |
| Cemex Construction Materials Pacific Industrial, residential and vacant land; largest taxpayer in the redevelopment project's Victorville Area, 1.35% (SCLAA report FY2025-26). 7th citywide in the ACFR ($97.5M). |
Public company | 10 parcels, $125.1M (Victorville Area); 26 parcels, $125.9M (whole project area)A |
| Prime Healthcare Services Commercial, vacant and unsecured; combines Prime A Investments LLC, Desert Valley Hospital Inc. and other affiliates 'based on an owner-subsidiary relationship' (Bear Valley Road disclosure report FY2025-26). |
Private company | 19 parcels, $97.8M (Bear Valley Road project area)A |
| Wal-Mart Stores, Inc. Commercial, vacant land and unsecured property; 2nd in the Victorville Area top ten (SCLAA report FY2025-26). |
Public company | 15 parcels, $74.6M (Victorville Area)A |
| Victor Valley Community College District Main campus at 18422 Bear Valley Rd (Wikipedia; see marquee). Tier B: district title rests on statutory status, not a deed read. |
Government | 253 acresB |
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.
Victorville is still a tract-home market, but a shrinking one. Census permits for the city: 2023, 509 single-unit homes (11 months reported); 2024, 461; 2025, 172; January-August 2026, 259 (6 months reported). No 5+ unit buildings were permitted in those years. The City's ACFR says residential permits fell about 39% in FY2025, 'reflecting a decrease in new single-family residential development'. Neighbouring Hesperia permitted 559 single-unit homes in 2025. No permit naming a builder was read, and public builders report by county, so homes per builder inside the city are not established.
| Name | Type | Presence / homes |
|---|---|---|
| Richmond American Homes The SCLAA disclosure report says the sale of 'approximately 100 homes by Richmond American Homes of Maryland to different buyers' contributed to diversifying ownership in the Victorville Area of the redevelopment project (FY2025-26 roll). The report does not say when the homes were built or name the community, and it does not name the builder's parent. |
Public company | about 100 homes sold in the Victorville Area (FY2025-26 roll)A |
| D.R. Horton Its FY2025 10-K lists 'San Bernardino County' among its West markets. It gives no county or city home count, so homes inside Victorville are 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.
Victorville's commercial value sits in two places: logistics and industry on the former George AFB, where Stirling was master developer from 1998 until it handed the role to Prologis in September 2021, and retail along Bear Valley Road, anchored by Macerich's mall. Most of the base owners are single-purpose LLCs whose parents no filing read identifies. Taxable value includes business personal property, so it is not a building value. No single-family-rental holder appears in any top-ten table read.
| Name | Type | Taxable value / parcels |
|---|---|---|
| HIGCOV-SCLC, LLC Industrial and vacant land in the SCLAA Area, 17.34% of that area's roll; 2nd citywide in the ACFR as 'Higcov-Sclc-Dc LLC', $280.9M. Not in the FY2016 top ten. No source read names its parent. |
Private company | $286.5M, 9 parcels (FY2025-26)A |
| Prologis Prologis SCLC Investments: industrial and vacant land in the SCLAA Area (SCLAA report). The ACFR says Stirling 'relinquished its role as developer to Prologis L.P.' in September 2021 and that Prologis may lease existing buildings on the EDC parcels; the City's SCLA page gives the 1,300-acre development-rights figure. |
REIT | $149.4M, 3 parcels (Prologis SCLC Investments); development rights to ~1,300 acresA |
| The Macerich Company Mall of Victor Valley, 100% owned (10-K 2025). 4th-largest city taxpayer as 'Macerich Victor Valley' (ACFR FY2025); the City also published a 'Macerich Victor Valley LLC Agreement' among its tax revenue sharing postings (not read). |
REIT | $148.5M taxable; 576,000 sq ft mallA |
| Stirling Capital Investments Industrial, residential and vacant land in the SCLAA Area. Stirling Enterprises was SCLAA's developer from July 1998; under the 2016 agreements about 280 acres were to pass to Stirling in fee and a further 200 acres at $0.0203 per sq ft ($176,448), with SCLAA sharing 30% of net proceeds (ACFR Note 18C). |
Private company | $137.1M, 11 parcels (FY2025-26)A |
| Veyron/KDP I Partners, LLC SCLAA Area top ten, 4.20% (FY2025-26); 10th citywide in the ACFR, $70.0M. Parent not stated. |
Private company | $69.4M, 1 industrial parcelA |
| GB43 Fulfillment, LLC SCLAA Area top ten, 3.06% (FY2025-26). Parent and occupier not stated in the report. |
Private company | $50.5M, 1 industrial parcelA |
| Maps 15272 Bear Valley Road CA LLC 4th in the redevelopment project's Victorville Area top ten (FY2025-26). Parent not stated. |
Private company | $61.0M, 1 commercial parcelA |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Parents of the base LLCs: HIGCOV-SCLC LLC, Veyron/KDP I Partners LLC, GB43 Fulfillment LLC and Maps 15272 Bear Valley Road CA LLC. No filing read names them, and the County's free roll hides owner names.
- Federal Correctional Complex, Victorville and Victorville City Hall: owner of record needs a paid or in-person deed lookup. Federal acreage on the former base was not established.
- How many acres of the former George AFB SCLAA still owns, after transfers to Stirling and Prologis's development rights. No land inventory was read.
- Builders: search results showed KB Home (Somerset, opened January 2026), D.R. Horton (Dawson Pointe at West Creek), Richmond American (Seasons at Mojave Drive), Pacific Communities and Legacy Homes communities in Victorville. KB Home's investor-site terms returned 403 and listing portals were not used, so none is recorded with a figure.
- BNSF's main line through Victorville and any rail-owned land: no document read.
- Brightline West: DesertXpress Enterprises, LLC holds 12 vacant parcels ($13.7M) in the redevelopment project's 'Other Jurisdictions Area' (outside Victorville city). Any holdings inside the city were not established.
- Owner of the Mall of Victor Valley's anchor buildings other than the vacant anchor Macerich owns (Macy's, JCPenney).
§
Sources
- Assessor Property Information: Assessor Property Data Files - 'Names and address information protected per California Government Code Section 7928.205' — San Bernardino County Assessor-Recorder-County Clerk · openA
- Official Public Records - Recorder's Index: 'Document Search 1925 to the present ... an index only'; images viewable only at the Hall of Records or High Desert Government Center (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
- Annual Comprehensive Financial Report, fiscal year ended 30 June 2025: Principal Property Taxpayers 2025 and 2016 (p.190); Assessed Value of Taxable Property (p.188); capital assets; Note 5 Land Held for Resale; Note 18C SCLAA and Stirling Enterprises; Capital Asset Statistics — City of Victorville, Finance · openA
- Continuing Disclosure Report FY2025-26, Southern California Logistics Airport Authority (Victor Valley Redevelopment Project Area): top ten taxpayers, Exhibits 2A-2D, with parcel counts and land uses — City of Victorville / SCLAA · openA
- Continuing Disclosure Report FY2025-26, Bear Valley Road Redevelopment Project Area: top ten secured and unsecured taxpayers (Exhibit 3) — City of Victorville / Successor Agency · openA
- About S.C.L.A.: 'approximately 2,200 acres of the former George Air Force Base'; Prologis 'has development rights to approximately 1,300 acres' — City of Victorville · openA
- The Macerich Company Form 10-K for 2025: Item 2 Properties (Mall of Victor Valley, 100%, 576,000 sq ft, acquired 2004); mortgage table ($85.0M, 6.72%, matures 6 Sep 2034); Schedule III — SEC EDGAR · openA
- Licensed and Certified Healthcare Facility Listing (health_facility_locations.csv, data date 16 Oct 2026): Desert Valley Hospital (licensee Desert Valley Hospital, LLC, 148 beds); Victor Valley Global Medical Center (licensee Victor Valley Hospital Acquisition, Inc, 101 beds) — California Department of Public Health via CHHS Open Data Portal · openA
- About VVC (footer: Victor Valley College, 18422 Bear Valley Road, Victorville, CA 92395) — Victor Valley College · openA
- Wikipedia: Victor Valley College (public community college; campus suburban, 253 acres) — Wikipedia · openA
- Wikipedia: Federal Correctional Complex, Victorville ('on part of the former George Air Force Base'; 'operated by the Federal Bureau of Prisons') — Wikipedia · openA
- Wikipedia: Southern California Logistics Airport (2,300 acres; two runways; Volkswagen leased 134 acres to store reacquired cars) — Wikipedia · openA
- Census Geocoder (Public_AR_Current / Current_Current, Incorporated Places): city-limits checks for marquee addresses — US Census Bureau · openA
- Building Permits Survey, annual place files for the West region 2023-2025 (we2023a-we2025a.txt) and year-to-date August 2026 (we2608y.txt): Victorville (place 82590) — US Census Bureau · openA
- D.R. Horton Form 10-K FY2025 (year to 30 Sep 2025): 'San Bernardino County' listed among its West markets — SEC EDGAR · openA