Pasco-Richland-Kennewick, WA
Who owns the Tri-Cities: Benton County publishes owner names for every Kennewick and Richland parcel on an open map layer, while Franklin County keeps Pasco's owner file behind a records request — and the biggest holders are the cities, the ports, the school districts and the federal Hanford economy. Owner data now comes from the City of Kennewick's 2024 ACFR principal-taxpayer table, Benton County's 2026 Tax Booklet and the county assessor top-ten lists reported by the Tri-Cities Area Journal of Business, because the County's ArcGIS host answers robots.txt with 403.
8 buildings · 7 with an owner established · 15 sources · 7 tier B · 1 tier A · prepared 2026-10-31
Washington records title by deed with the county Auditor, and each county Assessor keeps the roll. Kennewick and Richland are in Benton County, whose public ArcGIS layer 'Parcels_and_Assess' carries the owner name, appraised value and use of all 80,217 parcels, and whose 'SalesHistory' layer carries 360,381 sale records with prices — both free to query but licensed 'for non-commercial use only'. Pasco is in Franklin County, which states that its owner file 'is only available by specific request under the Washington Public Records Act' with a signed non-commercial affidavit, so Pasco owners are not taken from the roll here. Every deed carries a real estate excise tax affidavit, so sale prices are on the record.
- gis.pasco-wa.gov (Franklin County 'Parcels' map service) — “This feature class is only available by specific request under the Washington Public Records Act, and only for non-commercial use. It contains confidential parcel ownership data that is generally exempt from broad public disclosure. Requests for this data set should be made to the Franklin County Assessor Department... Private parties and contractors will be required to sign and return an Affidavit for Non-Commercial Use prior to receiving this dataset.”
- services7.arcgis.com (Benton County 'Parcels_and_Assess' and 'SalesHistory') — “Benton County authorizes the user access, for non-commercial use only, to the information that has been made available by the County pursuant to any and all restrictions, limitations, and prohibitions imposed by Federal and State Public Information laws.”
- property.spatialest.com/wa/benton — “Benton County's Property Search opens with a disclaimer pop-up — 'Please read: Global Terms of Service' (Schneider Geospatial). This research did not click through it and used the County's own ArcGIS layers instead.”
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 |
|---|---|---|---|---|
| Columbia Center 1321 N Columbia Center Blvd (roll situs 455 Columbia Center), Kennewick 733,924 sq ft (Simon 10-K, 2025); 795,305 sq ft (Wikipedia) |
Retail | Simon Property Group (deed name: Columbia Mall Partnership) 100% fee (Simon 10-K) The largest mall in southeastern Washington. Simon's 2025 10-K lists Columbia Center, Kennewick, as Fee, 100.0%, 'Acquired 1987', 99.0% leased, 733,924 sq ft, with Macy's, JCPenney, Barnes & Noble, DSW, HomeGoods and Dick's; Schedule III carries it at $135.35M gross cost against $81.37M accumulated depreciation. The deed-holding entity, Columbia Mall Partnership, is Kennewick's No. 1 taxpayer at $90,890,280 assessed for tax year 2024 (City ACFR, s14) and No. 8 in Benton County at $91.4M (TCAJOB, Feb 2026, s15). No purchase price is stated in a source opened. |
REIT | —B |
| Toyota Center and Three Rivers Convention Center 7016 W Grandridge Blvd, Kennewick |
Civic | City of Kennewick Wikipedia's infobox gives the arena's owner as the City of Kennewick and its operator as VenuWorks: it opened on 19 Nov 1988 as the Tri-Cities Coliseum at a cost of $10 million, and the Three Rivers Convention Center was built next door in 2004. VenuWorks operates the arena; it does not own it. The City's 2024 ACFR carries a 'Toyota Center HVAC' capital commitment ($1.48M). The Port of Kennewick's Vista Field site (s12) describes the two venues as the 'Vista Entertainment District'. |
Government | —B |
| Kennewick City Hall 210 W 6th Ave, Kennewick |
Civic | City of Kennewick The City's 2024 ACFR says 'Kennewick City Hall is reaching the end of its useful life and will require either a major upgrade and improvements or a complete replacement within the next 5 years'; its six-year plan assumes a new City Hall built in 2028 and financed by councilmanic bonds, and it lists a $579,546 City Hall commitment. That the City owns the building is read from its capital plan, not from a deed. |
Government | —B |
| Benton County Kennewick campus (Administration Building) 7122 W Okanogan Pl, Kennewick |
Civic | Not established the register is open, but this building was not matched The Assessor's and Auditor's Kennewick offices are in the 'Benton County Administration Building, 7122 W. Okanogan Pl. Building E' (Assessor page, s7). The County seat is Prosser; this campus is its main Tri-Cities presence. Its title holder was read from the County's ArcGIS parcel layer, whose host now answers robots.txt with 403, and no other open source names it (2026-11-04). |
Not established | —A |
| Trios Southridge Hospital 3810 Plaza Way, Kennewick |
Institutional | Kennewick Holdings LLC (land) The Tri-Cities Area Journal of Business (Feb 2026, from the assessors' top-ten lists) reports that Kennewick Holdings LLC 'owns the land at 3810 Plaza Way, Kennewick, where Trios' Southridge hospital is', No. 9 in Benton County at $84.1M assessed. The City of Kennewick's 2024 ACFR ranks Kennewick Holdings LLC its No. 3 taxpayer at $63,401,040. This replaces the earlier roll reading (RCCH Trios Health LLC); who operates the hospital was not checked on a source opened here. |
Private company | —B |
| Tri-Cities Airport (PSC) Pasco, Franklin County |
Civic | Port of Pasco Wikipedia's infobox names the Port of Pasco as the owner of the Tri-Cities Airport, in Franklin County — 2,235 acres, three runways, the third-largest commercial airport in Washington. The Port's own site (portofpasco.org) answered with a Cloudflare challenge, and Franklin County's owner roll is released only on a Public Records Act request with a non-commercial affidavit, so this was not checked against the roll. |
Government | —B |
| Vista Field redevelopment (former Vista Field airport) Vista Field, west Kennewick (lots on W Deschutes Ave and neighbouring streets) |
Land | Port of Kennewick The Port of Kennewick's own Sale & Lease page lists Vista Field lots for sale (e.g. 6794 W Deschutes Ave, Lot 38) and gives the redevelopment's total site as 103 acres, zoned urban mixed-use by the City of Kennewick with restrictive covenants. The Port is building it as the 'Tri-Cities' Urban Town Center' (vistafield.com, s12). Ownership is read from the Port offering the lots; which lots have already sold is not stated. |
Government | —B |
| Lineage cold-storage warehouse, Richland Horn Rapids area, Richland 624,794 sq ft |
Industrial | Lineage PFS WA Richland RE LLC The Tri-Cities Area Journal of Business (Feb 2026, from the Benton County Assessor's top-ten list) reports that Lineage PFS WA Richland RE LLC 'owns a 624,794-square-foot cold storage facility in the Horn Rapids area of Richland', assessed at $175.7M — No. 3 in Benton County. 'PFS' in the entity name matches Preferred Freezer Services, which Lineage Logistics bought; that is general knowledge, not a source opened here. No sale price is stated in a source now cited. |
Public company | —B |
The core land
The most valuable ground in the city, and what the public record says about it.
Taxable assessed values from Benton County's 2026 Tax Booklet and the City of Kennewick's 2024 ACFR, and the top owners from the assessor's 2026 top-ten list as reported by the Tri-Cities Area Journal of Business. There is no single downtown core: the most valuable ground is the Columbia Center / Vista Field retail district in west Kennewick and the industrial strip of north Richland.
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 two cities, the ports, the school districts, Benton County and the federal Hanford holdings are the largest public landholders in Kennewick and Richland, but their parcel counts came from Benton County's ArcGIS layer, whose host now answers robots.txt with 403 — see unverified. Public land is largely tax-exempt, so it does not appear on the assessors' top-ten lists that now carry this table; those lists are countywide and are led by railways and farmland. Pasco, in Franklin County, is not counted because its owner file is released only on request.
| Name | Type | Holdings (assessor top-ten lists) |
|---|---|---|
| BNSF Railway Company Tri-Cities Area Journal of Business, Feb 2026, from the assessor's top-ten list: BNSF ranks No. 2 in Benton County at $204.2M and owns nearly 100 parcels there (about 70 in Franklin County, No. 6 at $126.8M). |
Public company | Nearly 100 parcels, $204.2M assessed (Benton No. 2)B |
| Farmland Reserve Inc. Tri-Cities Area Journal of Business, Feb 2026: 'hundreds of parcels of agricultural land throughout Benton County'; described there as an auxiliary of The Church of Jesus Christ of Latter-day Saints that invests in agriculture. Mostly outside the city limits. |
Institution | Hundreds of farm parcels, $122.7M assessed (Benton No. 6)B |
| SMWE Propco Buyer LLC (Ste. Michelle Wine Estates) Tri-Cities Area Journal of Business, Feb 2026: owns 10 agricultural properties in Benton County, most just south of the Columbia River from Desert Aire — outside the Tri-Cities. |
Private company | 10 farm properties, $126.3M assessed (Benton No. 5)B |
| Port of Kennewick The Port's own Sale & Lease page offers Vista Field lots and gives the total site as 103 acres. Its full holdings were not counted on a source opened here. |
Government | Vista Field: 103-acre site, lots for saleB |
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.
No league table exists for the Tri-Cities, and the builder counts this record carried came from Benton County's ArcGIS parcel layer, whose host now answers robots.txt with 403 (2026-11-04); no other open source states them, so they are listed under unverified. Pasco's builders were never counted because Franklin County's owner file is released only on request.
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Commercial ownership in the Tri-Cities splits between one national REIT, which owns the regional mall, and a handful of industrial owner-occupiers whose food-processing, cold-storage and nuclear-fuel plants dwarf any office building. Figures are assessed values from the City of Kennewick's 2024 ACFR principal-taxpayer table and the Benton County assessor's top-ten list as reported in Feb 2026, not prices. Kennewick's ten largest taxpayers hold just 3.8% of its $11.63B assessed value.
| Name | Type | Assessed value |
|---|---|---|
| Lamb Weston Inc Tri-Cities Area Journal of Business, Feb 2026, from the assessor's top-ten list: No. 1 in Benton County 'between multiple listings', with more than 40 properties — its potato-processing plant in Richland, farmland near Paterson and a Kennewick office building. No. 5 in Franklin County ($168.1M, 25 parcels). |
Public company | $309.2M assessed, 40+ properties (Benton No. 1)B |
| Lineage PFS WA Richland RE LLC Tri-Cities Area Journal of Business, Feb 2026: a 624,794 sq ft cold-storage facility in the Horn Rapids area of Richland. |
Public company | $175.7M assessed; 624,794 sq ft (Benton No. 3)B |
| Siemens Nuclear Power Corp (Framatome) Tri-Cities Area Journal of Business, Feb 2026: 'Siemens Nuclear Power Corp., also known as Framatome, which owns a nuclear fuel production facility off of Horn Rapids Road in Richland.' |
Public company | $171.9M assessed (Benton No. 4)B |
| Simon Property Group (Columbia Mall Partnership) Columbia Center, held 100% in fee per Simon's 2025 10-K (s8). The deed name Columbia Mall Partnership is Kennewick's top taxpayer at $90,890,280 for tax year 2024 (City ACFR, s14) and No. 8 in Benton County at $91.4M (TCAJOB, Feb 2026). |
REIT | $90.9M assessed (Kennewick No. 1, 2024); 733,924 sq ftB |
| Edward Rose Millennial Development LLC City of Kennewick 2024 ACFR, Schedule 11: $80,637,210, 0.7% of the City's $11.63B assessed value. The Tri-Cities Area Journal of Business (Feb 2026) puts it No. 10 in Benton County at $82.2M for the apartment complex between Ridgeline Drive and Interstate 82. |
Private company | $80.6M assessed (Kennewick No. 2, 2024)A |
| Kennewick Holdings LLC City of Kennewick 2024 ACFR, Schedule 11: $63,401,040. The Tri-Cities Area Journal of Business (Feb 2026, $84.1M, Benton No. 9) says it owns the land at 3810 Plaza Way where Trios' Southridge hospital is. |
Private company | $63.4M assessed (Kennewick No. 3, 2024)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.
- Pasco (Franklin County): owners of downtown, the Port of Pasco's industrial land, the Lourdes hospital campus and the largest Pasco landlords were not taken from the roll — Franklin County states its owner layer is available 'only by specific request under the Washington Public Records Act' with a non-commercial affidavit, and none was made.
- Tri-Cities Airport ownership rests on Wikipedia (Port of Pasco); portofpasco.org answered with a Cloudflare challenge.
- Trios Southridge Hospital: who holds the hospital building as distinct from the land (Kennewick Holdings LLC per TCAJOB), and its operator, were not established.
- Single-family-rental holders: no institutional SFR owner stood out among the top parcel counts. The largest residential counts are builders, condo developers and a leasehold community (NORTH 44 SUNRIDGE LLC holds 322 improvement-only lease-site parcels in Southridge, Kennewick); a full SFR screen was not run.
- Office towers: no Kennewick or Richland office building ranks among the top appraised parcels, and none was researched individually.
- Benton County recording fees: the 27 July 2025 fee schedule PDF was not opened.
- Columbia Center: 10 parcels, 62.5 acres, appraised $100,345,370 in all under COLUMBIA MALL PARTNERSHIP; main parcel 131991000003000 (25.15 acres) $67,482,750; historic deeds from the partnership dated 30 Dec 1986 — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Toyota Center / Three Rivers Convention Center: parcel 132993BP4355006 at 7016 W Grandridge Blvd — 14.49 acres, appraised $22,840,250, recreation use, year built 2004 — in CITY OF KENNEWICK's name — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Kennewick City Hall: parcel 101894000005001 at 210 W 6th — 19.67 acres, appraised $7,358,600, year built 1985 — in CITY OF KENNEWICK's name; the City's 134 parcels (604 acres, $140.8M appraised) in Kennewick tax code areas — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Benton County campus, 7122 W Okanogan Pl: parcel 132992000013013 — 25.70 acres, appraised $17,734,350, year built 2021 — in BENTON COUNTY's name — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Trios Southridge: parcel 116891013333006 at 3810 Plaza Way (17.71 acres, appraised $1,766,620) and four nearby parcels in RCCH TRIOS HEALTH LLC's name; a 'LIEU' deed dated 4 Oct 2017 from KENNEWICK PUBLIC HOSPITAL DIST, consideration $87,529,437.70, then a statutory warranty deed from the district on 16 Jul 2018 at $0; 521 N Young St from the district on 27 Jul 2018 at $27,398,340 — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Kadlec Regional Medical Center, 888 Swift Blvd, Richland: owner KADLEC MEDICAL CENTER (parcel 111982011868005, 7.61 acres, appraised $89,089,030); 15 parcels ($112.8M) as KADLEC MEDICAL CENTER and 17 ($61.1M) as KADLEC REGIONAL MEDICAL CENTER in Richland. Building removed from the marquee list — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Richland City Hall, 625 Swift Blvd: owner CITY OF RICHLAND (parcel 111982020629019, 1.80 acres, appraised $15,341,090, built 2019); quitclaim deed 21 Sep 2016 at $680,000 shared with 825 Jadwin Ave, now UNITED STATES OF AMERICA ($32,688,340). Richland's own site (richlandwa.gov) is Akamai-blocked. Building removed from the marquee list — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Vista Field: PORT OF KENNEWICK holding parcel 132991000030018 (6458 W Okanogan Ave, 39.41 acres, $7,647,770) and 132991000030016 (7400 W Grandridge Blvd, 21.11 acres, $6,041,250), plus some 60 lots on Binding Site Plan 5674 — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Lineage, 2800 Polar Way, Richland: parcel 121084000007001 — 55.19 acres, appraised $175,713,350, built 2015; statutory warranty deed dated 26 Sep 2019 at $244,000,000 — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Landowner parcel counts by tax code area (Oct 2026): City of Richland 357 parcels/4,694 acres/$241.5M; Port of Benton 64/2,225 ac/$114.0M; Kennewick SD #17 49/594 ac/$439.2M; Richland SD #400 29/384 ac/$205.7M; City of Kennewick 134/604 ac/$140.8M; Port of Kennewick 85/204 ac/$57.2M; United States of America 12/670 ac/$101.3M; DNR 28/356 ac/$66.4M; Kennewick Irrigation District 70/213 ac; WSU 9/149 ac/$61.2M; Energy Northwest 6/321 ac/$18.6M; Battelle 10/110 ac/$13.4M; BNSF 22/82 ac (Kennewick); Benton PUD 47/54 ac/$17.8M; Benton County 19/165 ac/$40.1M; housing authorities 16/11 ac/$19.6M; 'GOVERNMENT' 296 parcels/37,517 acres countywide — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Walmart: stores at 2720 S Quillan St, Kennewick ($23.5M) and 2801 Duportail St, Richland ($24.1M), 3 parcels, 45.9 acres, $47.9M, owner-held — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Lamb Weston plant at 2013 Saint St, Richland (16 acres, built 2017, $189,261,550) as the highest appraised parcel in Richland; 11 parcels/529 acres/$209.9M in Richland, 44 parcels/9,787 acres/$265.6M countywide — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Lineage HCS Master RE LLC, Lineage HCS VL RE LLC and Lineage WA Columbia RE LLC holding further Richland and Finley parcels; Siemens Nuclear Power Corp 2455 Horn Rapids Rd (160 acres, $171,220,710) — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Builders by parcels held on the Benton roll, Oct 2026: Pahlisch Homes 91 (Richland; Horn Rapids LP 51, Westcliffe Heights II LLC 40); D.R. Horton 66 (Richland, Goose Ridge Estates 2); Hayden Homes LLC 59 (23 Kennewick, 20 Richland, 16 Prosser); New Tradition Homes Inc 56; Titan Homes LLC 50; Pro Made Construction LLC 40 (36 Kennewick) — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Core: Kennewick tax areas appraised total $13.48B across 27,207 parcels (14,801 acres); Richland tax areas $13.73B across 23,294 parcels (23,287 acres); highest appraised parcel in Richland $189,261,550 (Lamb Weston, 2013 Saint St); highest in Kennewick $82,193,850 (Edward Rose, 10251 Ridgeline Dr) — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
Sources
- Franklin County — Parcels map service (TAXPAYER_NAME field present) and its licence: available 'only by specific request under the Washington Public Records Act' — Franklin County Assessor and GIS (hosted by City of Pasco) · registrationA
- Benton County Auditor — Recording: 'You can view documents recorded from January, 1971 to present online at any time' — Benton County Auditor · openA
- Benton County Auditor — Document Recording: fee schedule effective 27 July 2025; non-standard clause 'additional fee of $50' — Benton County Auditor · openA
- Real estate excise tax — graduated state rates; thresholds from 1 Jan 2027 ($551,000 / $1,551,000 / $3,051,000); controlling-interest transfers (50% or more) reported to DOR; deeds reported to the county — Washington State Department of Revenue · openA
- Benton County Assessor home page — offices (620 Market St, Prosser; 7122 W Okanogan Pl, Kennewick), links to Property Search (Spatialest) and the GIS hub — Benton County Assessor · openA
- Simon Property Group 10-K for 2025 — Item 2 property table ('Columbia Center WA Kennewick Fee 100.0% Acquired 1987 99.0% 733,924') and Schedule III (land $17,441K; buildings $117,909K gross; total $135,350K; accumulated depreciation $81,369K) — Simon Property Group, Inc. via SEC EDGAR · openA
- Columbia Center (Kennewick, Washington) — infobox: opened 1969, developer Allied Stores, owner Simon Property Group, 795,305 sq ft — Wikipedia · openA
- Toyota Center (Kennewick) — infobox: owner City of Kennewick, operator VenuWorks, opened 19 Nov 1988 as Tri-Cities Coliseum, cost $10 million; Three Rivers Convention Center built next door in 2004 — Wikipedia · openA
- Tri-Cities Airport (Washington) — infobox: owner Port of Pasco; Franklin County; 2,235 acres, three runways; third-largest commercial airport in the state — Wikipedia · openA
- Vista Field — 'Tri-Cities' Urban Town Center': led by the Port of Kennewick; near Columbia Center and adjacent to the Vista Entertainment District (Three Rivers Convention Center and Toyota Center) — Port of Kennewick (vistafield.com, redirected by hand from portofkennewick.org/projects/vista-field/) · openA
- Pacific Northwest National Laboratory — infobox: main campus 902 Battelle Boulevard, Richland; operating agency Battelle Memorial Institute; affiliation US Department of Energy — Wikipedia · openA
- City of Kennewick — Annual Comprehensive Financial Report, year ended 31 Dec 2024; Schedule 11 'Principal Property Tax Payers' (tax year 2024, source: Benton County Assessor's Office) — City of Kennewick, Finance Department · openA
- Top properties reveal who pays the most taxes — Benton and Franklin counties' ten highest assessed owners (source: counties' assessor's offices) — Tri-Cities Area Journal of Business (Rachel Visick) · openB
- Benton County Assessor — 2026 Tax Booklet (Statement of Benton County Valuations for 2026 tax year; levy bases by taxing district) — Benton County Assessor · openA
- Port of Kennewick — Sale & Lease: Vista Field (lots for sale; total site 103 acres, urban mixed-use) — Port of Kennewick · openA