Visalia, California
Visalia's owner names are not online: Tulare County publishes its parcels under CC0 but strips out owners and values, the Assessor's and the City's own websites refuse automated readers, and the owners this record can name come from filings, public agencies and their own published accounts.
8 buildings · 5 with an owner established · 17 sources · 3 tier B · 5 tier A · prepared 2026-10-21
California has no public title register. Ownership is proved by deeds recorded with the Tulare County Assessor/Clerk-Recorder, and the Assessor keeps the roll of assessees. The County publishes its parcel map as open data under CC0, but that layer is labelled 'no Ownership or Assessed Values', and an older 2022 county layer carries values and deed numbers but no names. The Assessor's own site sits behind a Cloudflare challenge, so its data-sale terms and fees could not be read. Because Proposition 13 resets assessed value to the purchase price when a parcel sells, the roll tracks sale prices.
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 |
|---|---|---|---|---|
| Visalia Mall 2031 S Mooney Blvd 439,000 sq ft (182,000 mall shops + 257,000 anchors, Dec 2020) |
Retail | Brookfield Property REIT Inc. (formerly GGP) 90% (BPR's stated ownership share, Dec 2020) Brookfield Property REIT's 2020 10-K lists Visalia Mall, Visalia, CA, at 90% ownership, 93.8% leased, anchors Macy's and JCPenney, with a $67M fixed-rate mortgage at 3.71% maturing June 2021; Schedule III carries it at $99.0M gross ($11.9M land), acquired November 2010 (GGP's emergence from bankruptcy). Wikipedia: opened 1964 as California's first enclosed mall; bought by JP Realty in 1997. The 2022 county parcel layer values APN 121-160-012 (2061 S Mooney, 17 acres, 'Shopping Center') at $48.7M, last deed 2003-07. No later filing was opened on the 2021 maturity. |
REIT | —B |
| Visalia Municipal Airport (VIS) 9501 W Airport Dr |
Civic | City of Visalia Wikipedia's infobox gives the owner as City of Visalia and the use as public, citing the FAA airport record (use=PU, own=PU, effective 10 Aug 2023); one 6,562 ft runway (12/30), 32,500 aircraft operations in the year to March 2022 and 161 based aircraft. It began as Visalia Army Air Field. The City's own airport pages could not be read (Cloudflare block). |
Government | —A |
| Visalia Convention Center 303 E Acequia Ave 114,000 sq ft meeting space |
Civic | City of Visalia Wikipedia's infobox names the City of Visalia as owner; built 1972-73 for $4.5M and expanded in the 1980s and 1990s, with 114,000 sq ft of meeting space and capacity for 3,000. The adjoining Visalia Marriott (300 S Court St) is a separate parcel: the 2022 county layer values APN 094-302-018 ('Hotel/Motel', 3 acres) at $14.0M, last deed March 2015; its owner was not established. |
Government | —A |
| Visalia Fox Theatre 308 W Main St |
Institutional | Not established a paid title search would answer it Opened 27 Feb 1930 in the Fox chain, later run by Mann Theatres as a triplex, closed November 1996. Wikipedia: a community group, 'Friends of the Fox', 'took up the task of acquiring and restoring' it; reopened 20 Nov 1999 with 1,275 seats. The adjacent county parcel 094-322-003 (300 W Main St, 'Recreation', exemption code E70) records a deed of 31 Dec 1997 and $621K land+improvements in 2022. No document opened names the entity now holding title, so the owner is left blank. |
Not established | —A |
| Kaweah Health Medical Center (formerly Kaweah Delta Medical Center) 400 W Mineral King Ave |
Institutional | Kaweah Delta Health Care District California's licensed-facility listing (CDPH, data dated 16 Oct 2026) names KAWEAH DELTA HEALTH CARE DISTRICT, entity type 'HEALTH CARE DISTRICT', as licensee of the 480-bed general acute care hospital at 400 W Mineral King Ave (Level III trauma), and of its mental health hospital, skilled nursing, hospice and dialysis sites in Visalia. Wikipedia: the district was formed by community vote in March 1961 and opened the centre in 1963 by leasing the former Visalia Municipal Hospital; towers were added in 2004 and 2009. The 2022 county parcel layer codes the main hospital parcel 093-204-018 taxability G00 ($15.8M). A licence names the operator; no deed was read, hence tier B. |
Government | —B |
| College of the Sequoias (Visalia campus) 915 S Mooney Blvd 800 acres across the Visalia campus and the Hanford and Tulare centers |
Institutional | College of the Sequoias Community College District Wikipedia: a public community college in the California Community Colleges system, formerly Visalia Junior College, with 19,351 students; campus size 800 acres including the Hanford and Tulare centers. The 2022 county parcel layer codes the 51-acre campus parcel 095-100-008 'Schools', taxability G00. The district's legal name comes from the college's standing as a public community college district, not from a deed, hence tier B. |
Government | —B |
| The Darling Hotel (former Tulare County Courthouse) 210 N Court St |
Hotel | Not established a paid title search would answer it Wikipedia's Visalia article captions the former Visalia courthouse on Court Street and says that since 2020 it was remodeled into the Darling Hotel. No open source names the holding entity: the county's open parcel layers carry no owner names and the Assessor's site is behind Cloudflare. |
Not established | —A |
| Largest-valued parcel in the city: industrial plant at 2000 N Plaza Dr 2000 N Plaza Dr (APN 077-111-030) |
Industrial | Not established a paid title search would answer it In the County's 2022 parcel layer this 55-acre 'Light Mfg' parcel in the Visalia Industrial Park carries $153.8M land plus improvements, the highest of any parcel in a City of Visalia tax-rate area (next: an 87-acre industrial parcel at $58.3M and 1111 N Miller Park Ct at $51.6M). Its last recorded document is dated 31 Aug 2005. The layer carries no owner name, and no filing opened ties a company to this APN; Wikipedia's employer list (VF Outdoor Distribution, Graphic Packaging, California Dairies, Amazon FAT2/HLA6) does not give addresses. |
Not established | —A |
The core land
The most valuable ground in the city, and what the public record says about it.
Computed from the County of Tulare's 2022 'Public Parcels' layer (deeds to 31 Dec 2021, so roughly the 2022 roll), restricted to parcels in City of Visalia tax-rate areas (TRA 006xxx). Values are Prop 13 assessed land plus improvements, not market prices. The layer has no owner names.
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.
No open Visalia dataset names landowners, so public holdings can be counted only by what the county's 2022 parcel layer codes as government-owned (taxability G00/G01/G50): 777 parcels in City of Visalia tax-rate areas, 4,278 stated acres and $517.8M of land and improvements. The layer does not say which government holds each one. Named public holders below come from their own records or licences. Farmland survives inside the city: 20 field-crop parcels (765 acres) and 18 nut-orchard parcels (330 acres). Private holders could not be named from any open source.
| Name | Type | Holdings |
|---|---|---|
| Government-owned parcels (City, County, school and other districts combined) By use description: 'Gov Owner' 196 parcels, 1,623 acres, $135.1M; 'Schools' 58 parcels, 721 acres, $77.2M; 'Recreation (Gov Owner)' 36 parcels, 313 acres, $41.1M; 'Water Storage/Ditch' 31 parcels, 298 acres; 245 acres of field crops and 127 of nut trees on government-coded land. Acreage is a floor: many small parcels carry 0.00 stated acres. |
Government | 777 parcels; 4,278 stated acres; $517.8M (2022 layer)A |
| City of Visalia Owner of Visalia Municipal Airport (FAA record via Wikipedia) and the Convention Center (Wikipedia). The airport-site parcel is coded G00 at 172 stated acres. The City's ACFR and property inventory could not be read (Cloudflare block), so no city-wide count is given. Wikipedia lists the City as Visalia's fifth-largest employer (910). |
Government | Airport parcel 081-090-016: 172 acres, $7.0M; plus the Convention CenterB |
| Visalia Unified School District County schools layer, 2023-24. Tulare County Office of Education runs a further 9 Visalia schools. Of the city's 58 'Schools' parcels (721 acres) the layer does not say which district holds which. VUSD is the third-largest employer (3,339, Wikipedia). |
Government | 40 active schools in Visalia (36 district-run + 4 charters), 28,279 students, 2023-24A |
| Kaweah Delta Health Care District CDPH licensed-facility list: the district holds the licences for the medical center, mental health hospital (1100 S Akers), skilled nursing (1633 S Court), D/P SNF, hospice and dialysis. Largest employer in Visalia (5,390, Wikipedia). The district's own facilities register was not read. |
Government | Licensee of 6+ Visalia facilities incl. 480-bed hospitalB |
| College of the Sequoias Community College District Wikipedia gives 800 acres including the Hanford and Tulare centers; the 2022 layer codes the main campus parcel 095-100-008 'Schools', G00, 51 acres. |
Government | 51-acre Visalia campus parcel; 800 acres across all sitesB |
| County of Tulare Visalia is the county seat (Wikipedia) and the County is the second-largest employer (3,437). The County government plaza and courts sit in the city, but no County property inventory could be read (tularecounty.ca.gov is behind Cloudflare), and the parcel layer does not split government owners. |
Government | Not countedA |
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.
Visalia permits about 700 homes a year, mostly detached houses: in 2025 the Census Bureau counted 544 single-family units ($204.6M), 26 two-unit buildings (52 units) and 2 buildings of five or more units (90 units). New tracts are largely by regional builders and land developers. The City's subdivision tracker (38 maps) names applicants, often a builder with its engineer. Figures are lots on maps a company applied for, not homes built. Individual applicants are left out.
| Name | Type | Lots on City-tracked subdivision maps (2001-2023) |
|---|---|---|
| D.R. Horton Pratt Family Ranch (247 lots, application 2023), Sheperds Ranch Iron Ridge 2 (200, tentative 2023), Victory Oaks (117, tentative 2022) and Shepherds Ranch 1 (41, tentative 2022), some filed jointly with engineers QK Inc and Provost & Pritchard. |
Public company | 605 lots on 4 mapsA |
| West Star Construction Carleton Acres Phase 1, application 2021, 112 acres. |
Private company | 448 lots (1 map)A |
| Quest Equity River Run (160) and Higgins Ranch (174), both tentative 2022. |
Developer | 334 lots (2 maps)A |
| JPA Investments LLC Belissa Residential, application 2022, 58 acres. |
Developer | 316 lots (1 map)A |
| San Joaquin Valley Homes Sequoia Bend Units 1 and 2 (final maps 2021; 96 lots recorded, 63 permitted), with engineer 4 Creeks. |
Private company | 189 lots (2 maps)A |
| Woodside Homes Barr & Wood, tentative 2023, 69 acres, R-20 zoning. |
Private company | 136 lots (1 map)A |
| Maracor Development City Multifamily Status layer: Caldwell/Lovers (11.4 ac), K/Ben Maddox (10.8 ac) and Demaree/Houston (7.6 ac) apartments, Planning Commission January 2023. |
Developer | 3 deed-restricted apartment sites, 29.8 acresA |
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Only one institutional landlord could be documented. Brookfield Property REIT's 2020 10-K lists Visalia Mall. The latest 10-Ks of about 40 other REITs (net-lease, shopping-centre, industrial, health-care, self-storage and manufactured-housing) mention Visalia nowhere in the main filing text, though their Schedule III exhibits were not all opened. The most valuable taxable ground is industrial: Visalia Industrial Park parcels at 2000 and 2500-2525 N Plaza Dr and 8711 W Riggin Ave together carry over $260M in land and improvements (2022 layer), and their holders are not named in any open source. Wikipedia's employer list names VF Outdoor Distribution, Graphic Packaging, California Dairies and two Amazon facilities.
| Name | Type | Floor area |
|---|---|---|
| Brookfield Property REIT Inc. (GGP) 2020 10-K: 93.8% leased; $67M mortgage at 3.71% due June 2021; Schedule III gross carrying amount $99.0M. |
REIT | 439,000 sq ft (Visalia Mall, 90%)A |
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- The Tulare County Assessor's fees for roll extracts, ownership lists and deed copies: the Assessor's site (tularecounty.ca.gov/assessor) sits behind Cloudflare, so titleSearchFee and bulkOwnership are left null rather than guessed.
- Who holds the Visalia Industrial Park parcels at 2000 N Plaza Dr ($153.8M), 2500/2525 N Plaza Dr and 8711 W Riggin Ave. No open source ties an operator such as VF Outdoor or Amazon to an APN, and no lease or deed was read.
- Whether Visalia Mall's $67M mortgage (due June 2021) was refinanced, and whether Brookfield still holds 90%. Brookfield Property REIT stopped filing 10-Ks after 2020; brookfieldproperties.com and visaliamall.com were not used.
- The holding entity of the Darling Hotel (former courthouse) and of the Visalia Marriott and the hotel at 9000 W Airport Dr.
- The Visalia Fox Theatre's current title holder. Wikipedia credits 'Friends of the Fox' with acquiring and restoring it; no nonprofit filing was opened.
- City of Visalia's ten largest taxpayers and property inventory, normally printed in its ACFR. visalia.gov blocks automated readers.
- Railroad ownership through the city: the City's railroad centerline layer has empty NAME fields.
- Single-family-rental holders: no open source counts homes by institutional owner in Visalia.
Sources
- t01_Parcels — 'Public Parcels of Tulare County (no Ownership or Assessed Values)', 162,821 parcels; item licence CC0; modified Sep 2025 — County of Tulare (ArcGIS Online) · openA
- Public Parcels — 'Tulare County Parcels from the Production Geodatabase' (159,318 parcels; land, improvement and personal-property values, deed date and document number; no owner-name field); last edited Jun 2022 — County of Tulare (ArcGIS Online) · openA
- City of Visalia Public_Parcels (APN, situs, zoning, general plan, subdivision; no owner field); last edited Aug 2025 — City of Visalia (ArcGIS Online) · openA
- Tulare County Assessor (home page) — County of Tulare · blockedC
- Brookfield Property REIT Inc. Form 10-K for 2020 (property table, mortgage table, Schedule III: Visalia Mall) — US SEC EDGAR · openA
- Visalia Municipal Airport — Wikipedia · openA
- Visalia Convention Center — Wikipedia · openA
- Fox Theatre (Visalia, California) — Wikipedia · openA
- Visalia Mall — Wikipedia · openA
- Licensed and Certified Healthcare Facility Listing (health_facility_locations.csv, DATA_DATE 10/16/2026) — California Department of Public Health via CHHS Open Data Portal · openA
- College of the Sequoias — Wikipedia · openA
- Visalia, California — Wikipedia · openA
- Kaweah Delta Medical Center — Wikipedia · openA
- PublicSchools (Tulare County schools, 2023-24, district and enrollment) — County of Tulare (ArcGIS Online) · openA
- SubdivisionStatus (38 subdivisions: applicant, lots, acres, status) — City of Visalia (ArcGIS Online) · openA
- Multifamily Status (10 projects: builder, unit type, acres, status) — City of Visalia (ArcGIS Online) · openA
- Building Permits Survey, places, West region, annual 2025 (Visalia, FIPS place 82954) — US Census Bureau · openA