Los Angeles, California
Los Angeles publishes the value of all 2.4 million parcels and the name of none of their owners: California's answer to 'who owns this building?' is a $6 certified copy at the Registrar-Recorder's counter, which does not publish online at all.
7 buildings · 5 with an owner established · 15 sources · 4 tier A · 3 tier B · prepared 2026-09-27
California has no public online land-title register. Los Angeles County's Assessor publishes a 92-field parcel layer covering 2,433,059 parcels with land and improvement values, floor areas, years built and use codes — and no owner-name field at all. Ownership itself is recorded with the Registrar-Recorder/County Clerk, whose deeds run back to 1850 and are open to anyone, but that office states plainly that it 'does not provide online access to real estate records or indexes', citing Government Code section 6254.21, which bars posting the home addresses of elected and appointed officials. So an owner is established by buying a certified copy of a document — $6 for the first page, $3 per page after — in person, by mail or by fax. There is no price-paid dataset: California is a non-disclosure state and the roll carries only a Prop 13 base year, never a sale price.
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 |
|---|---|---|---|---|
| Beverly Center 8500 Beverly Blvd, Los Angeles, CA 90048 842,212 sq ft GLA (Simon); 1,244,382 sq ft main area (county roll) |
Retail | Simon Property Group 100.0% Simon's FY2025 10-K property table lists Beverly Center, CA, Los Angeles, 'Fee and Ground Lease (2057)', 100.0% ownership, Acquired 2020, 93.8% leased, 842,212 sq ft, anchors Bloomingdale's, Macy's, Lucky Strike. The county roll assesses the parcel at $485,795,553 land + $529,958,784 improvements on the 2026 roll. |
REIT | —A |
| Fox Studio Lot 10201 W Pico Blvd, Los Angeles, CA 90064 |
Industrial | Fox Corporation Fox Corp's Exhibit 21 to its FY2026 10-K (period ended 30 June 2026) lists 'Fox Studio Lot LLC', Delaware, as a subsidiary. The LA County parcel at 10201 W Pico Blvd (AIN 4315019013) is coded 'Motion Picture, Radio & Television', assessed $162,128,479 land + $340,009,955 improvements, 2026 roll. |
Public company | —A |
| Sunset Gower Studios 1438 N Gower St, Los Angeles, CA 90028 559,149 sq ft, 12 sound stages |
Industrial | Hudson Pacific Properties Hudson Pacific's FY2025 10-K studio table lists Sunset Gower Studios, 'Owned', Hollywood submarket, 12 stages, 559,149 sq ft, 100.0% of stages leased, $24,456,909 annual base rent. Its Exhibit 21 names Sunset Gower Entertainment Properties, LLC. |
REIT | —A |
| Sunset Bronson Studios 5800 Sunset Blvd, Los Angeles, CA 90028 310,563 sq ft, 9 sound stages |
Industrial | Hudson Pacific Properties Same FY2025 10-K table: Sunset Bronson Studios, 'Owned', Hollywood, 9 stages, 310,563 sq ft, 90.8% of stages leased. Exhibit 21 names Sunset Bronson Entertainment Properties, LLC. The street address is the studio's published address, not a figure from the filing. |
REIT | —B |
| Westfield Topanga 6600 Topanga Canyon Blvd, Los Angeles (Canoga Park), CA 91303 1,278,741 sq ft main area across three county parcels |
Retail | Unibail-Rodamco-Westfield URW's own asset list names Westfield Topanga among its 78 owned and operated assets. Three adjoining county parcels at 6600 Topanga Canyon Blvd (AINs 2139004044/45/46) are coded 'Shopping Centers (Regional)' and assessed at $117.3M land + $614.0M improvements in total, 2026 roll. |
REIT | —B |
| US Bank Tower 633 W 5th St, Los Angeles, CA 90071 1,346,113 sq ft (county roll main area) |
Office | Not established a paid title search would answer it The tallest tower on Bunker Hill is fully described by the county's open data — AIN 5151017028, 'Office Buildings', built 1988, 1,346,113 sq ft, $65,030,359 land + $366,554,826 improvements on the 2026 roll — and nowhere in that data is an owner named. No current SEC filing we opened names it; establishing the owner means buying a deed copy. Building name is the commonly used one, not from the county record. |
Not established | —B |
| Office tower, 333 South Hope Street 333 S Hope St, Los Angeles, CA 90071 1,392,719 sq ft (county roll main area) |
Office | Not established a paid title search would answer it One of the two largest office parcels on Bunker Hill: AIN 5151014031, built 1974, 1,392,719 sq ft, $114,797,467 land + $629,129,163 improvements, 2026 roll. The 92-field parcel layer has no owner field; we decline to name an owner from memory. |
Not established | —A |
The core land
The most valuable ground in the city, and what the public record says about it.
The county's public parcel service will tell you to the dollar what the most valuable ground in Los Angeles is assessed at, and will not tell you whose it is. Every figure here was computed by querying that service directly on 27 September 2026 against the 2026 roll.
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.
Los Angeles County permitted roughly 22,250 new dwellings in 2025 — 10,106 in single-unit buildings and 10,633 in buildings of five units or more — so about half the new housing here is apartments, built by multifamily developers that file nothing comparable to a homebuilder's 10-K. Detached building is dominated by listed national builders whose California numbers are visible only as a regional segment, and none of them publishes a Los Angeles figure. There is no official league table of US builders by units; Pro Builder's Top 200 ranks by revenue.
| Name | Type | Homes delivered FY2025 |
|---|---|---|
| Lennar Corporation FY2025 10-K: new home deliveries rose to 82,583 from 80,210, average sales price $391,000. California sits in Lennar's 'West' segment; the filing gives no Los Angeles figure. Lennar also holds urban divisions and FivePoint Holdings, 'primarily in California'. |
Public company | 82,583 (group)A |
| Tri Pointe Homes FY2025 10-K: 4,947 homes delivered in 2025 (6,460 in 2024), average sales price about $680,000. Founded 2009 as a Southern California fee homebuilder. On 13 February 2026 it agreed to be acquired by Sumitomo Forestry Co., Ltd., so this listed builder is becoming a Japanese corporate subsidiary. |
Public company | 4,947A |
| KB Home FY2025 10-K: the West Coast segment — California including the Los Angeles market, plus Boise and Washington — delivered 3,965 homes at an average selling price of $678,600; group deliveries were 12,902. KB Home is headquartered in Los Angeles. |
Public company | 3,965 (West Coast segment)A |
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Los Angeles's institutional landlords are listed REITs, so their floor areas are audited and published even though the parcels they sit on name nobody. These are company-wide portfolios, weighted to but not confined to Los Angeles — no free source ranks owners by square feet inside the county.
| Name | Type | Portfolio at 31 Dec 2025 |
|---|---|---|
| Rexford Industrial Realty FY2025 10-K: 'our consolidated portfolio consisted of 419 properties with approximately 51.2 million rentable square feet', all wholly owned and 'located in Southern California infill markets'. |
REIT | 51.2M sq ft, 419 propertiesA |
| Douglas Emmett FY2025 10-K: an 18.0 million sq ft office portfolio (including 456,000 sq ft under development) and 5,445 multifamily units (1,035 under development) across 85 properties — 70 office, 15 multifamily, of which 52 office and 12 multifamily are wholly owned. |
REIT | 18.0M sq ft office + 5,445 apartmentsA |
| Kilroy Realty FY2025 10-K: stabilized office portfolio of 121 buildings and 16,292,164 rentable sq ft, 81.6% occupied, plus eight future development sites. West Coast and Austin, not LA alone. |
REIT | 16.3M sq ft, 121 buildingsA |
| Hudson Pacific Properties FY2025 10-K: office 'approximately 13.9 million square feet', studio 'approximately 1.7 million square feet, including 45 sound stages', plus 3.2M sq ft of undeveloped density rights. Its four Los Angeles studio campuses are all marked 'Owned'. |
REIT | 13.9M sq ft office + 1.7M sq ft studioA |
| Simon Property Group Simon's FY2025 10-K property table gives per-mall GLA and ownership percentages, including several Los Angeles-area centres; we quote only Beverly Center, 100.0%-owned. |
REIT | 842,212 sq ft at Beverly Center aloneA |
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Who owns 633 W 5th St (US Bank Tower) and 333 S Hope St. Both are widely reported, but no filing or register page we opened states it, and a deed copy must be bought at the counter.
- Whether LA County Assessor's per-parcel portal shows an assessee name at all — the portal renders only as a JavaScript shell to a fetcher.
- The owner of the Warner Bros. lot at 4000 Warner Blvd, Burbank (3rd-highest land value in the county at $294,626,372). Warner Bros. Discovery's FY2025 10-K carries an XBRL element named 'RanchAndBurbankStudiosLots' spanning 2023-2025, which suggests a transaction we could not read, so we assert nothing.
- The identity of the building at 525 S Flower St, the highest-value office parcel in the city of Los Angeles.
- LA County Registrar-Recorder bulk availability of the grantor/grantee index: the office states it publishes no online index, and no bulk product page was found.
Sources
- LA County Parcel Map Service, layer 0 (Parcels) — 2,433,059 parcels, 92 fields, no owner name — Los Angeles County Office of the Assessor / LA County Enterprise GIS · openA
- Real Estate Records — General Info: 'Our office does not provide online access to real estate records or indexes' — Los Angeles County Registrar-Recorder/County Clerk · openA
- View Real Estate Records — 'The fee for a certified copy of a document is $6 for the first page and $3 for each additional page per document' — Los Angeles County Registrar-Recorder/County Clerk · openA
- Building Permits Survey, county annual file co2025a.txt — Los Angeles County, FIPS 06/037, 2025 — US Census Bureau · openA
- Simon Property Group FY2025 Form 10-K, US property table (Beverly Center row) — US Securities and Exchange Commission / Simon Property Group · openA
- Fox Corporation FY2026 Form 10-K, Exhibit 21 list of subsidiaries ('Fox Studio Lot LLC') — US Securities and Exchange Commission / Fox Corporation · openA
- Hudson Pacific Properties FY2025 Form 10-K (studio property table) and Exhibit 21 — US Securities and Exchange Commission / Hudson Pacific Properties · openA
- Unibail-Rodamco-Westfield portfolio — 78 named assets including Westfield Topanga and Westfield Stratford City — Unibail-Rodamco-Westfield · openA
- Rexford Industrial Realty FY2025 Form 10-K, Item 1 and Item 2 — US Securities and Exchange Commission / Rexford Industrial · openA
- KB Home FY2025 Form 10-K, West Coast segment results — US Securities and Exchange Commission / KB Home · openA
- Lennar Corporation FY2025 Form 10-K — US Securities and Exchange Commission / Lennar · openA
- Tri Pointe Homes FY2025 Form 10-K (deliveries; Sumitomo Forestry merger agreement) — US Securities and Exchange Commission / Tri Pointe Homes · openA
- Douglas Emmett FY2025 Form 10-K, Item 1 portfolio summary — US Securities and Exchange Commission / Douglas Emmett · openA
- Kilroy Realty FY2025 Form 10-K, stabilized portfolio table — US Securities and Exchange Commission / Kilroy Realty · openA
- SEC EDGAR full-text search API (efts) — used to locate every filing above — US Securities and Exchange Commission · openA