Livermore, California
Livermore's parcel values are open map data, but owner names stay in the County's recorded deeds; the biggest holders are federal laboratories, the outlet mall and a band of industrial and lab campuses. State land now comes from DGS's own SPI-Web pages; the County's per-parcel values, once read from a layer whose robots.txt answers 403, are listed as unverified.
7 buildings · 7 with an owner established · 14 sources · 4 tier A · 3 tier B · prepared 2026-11-01
Can you find out who owns it?
California has no public register of title and keeps owners' names off the open record. Alameda County publishes every parcel as open map data with its assessed land and improvement values, use code and latest recorded document, but no owner name and no sale price. Finding the owner of a parcel means buying a copy of the deed from the County Clerk-Recorder at $3.50 a page. Each sale pays the County's documentary transfer tax of $0.55 per $500; Livermore is not among the cities on the County's schedule that add a city conveyance tax.
Is ownership public?Public, but one paid search at a time
Cost of one title searchRecorded documents $3.50 per page; certification $1.00 (Alameda County Clerk-Recorder fee schedule effective 1 Jan 2024)
Bulk ownership dataNone published
Sale pricesNo transaction data published
Sites that forbid taking their data
- trumarkhomes.com — “Permission is granted to temporarily download one copy of the materials ... for personal, non-commercial transitory viewing only. ... you may not: modify or copy the materials; distribute, propagate, aggregate, republish ... or otherwise use the materials for any commercial purpose, or for any public display (commercial or non-commercial)”
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 |
|---|---|---|---|---|
| San Francisco Premium Outlets 2774 Livermore Outlets Dr, Livermore, CA 94551 (roll situs) 697,029 sq ft |
Retail | Simon Property Group 100.0% (fee and ground lease; the ground lease, to 2031, covers an outparcel only) Simon's FY2025 10-K (s3) lists '53. San Francisco Premium Outlets CA Livermore (San Francisco) Fee and Ground Lease (2031) (9) 100.0 % Built 2012 98.7 % 697,029'; footnote (9): 'Indicates ground lease covers outparcel only.' Schedule III gives initial land $21.9M and buildings $308.7M, gross carrying amount $454.7M, accumulated depreciation $158.0M. No purchase price: Simon built it. |
REIT | —A |
| Lawrence Livermore National Laboratory (main site) 7000 East Ave, Livermore, CA 94550 1 square mile; 1,057 acres in 15 parcels annexed by the City |
Institutional | United States Department of Energy (federal government) Wikipedia (s5): LLNL 'is located on a 1 square mile (2.6 km2) site at the eastern edge of Livermore'; the city council annexed '15 land parcels covering 1,057 acres' comprising the site, and 'The LLNL campus continues to be owned by the federal government.' It is operated by Lawrence Livermore National Security, LLC, a partnership of the University of California, Bechtel, BWX Technologies, Amentum and Battelle. Tier B: ownership rests on Wikipedia. |
Government | —B |
| Livermore Municipal Airport (LVK) Livermore, CA 94551 644 acres (FAA data, per Wikipedia) |
Civic | City of Livermore Wikipedia (s6) gives 'Airport type Public Owner/Operator City of Livermore', opened December 1965 on 257 acres; 'Livermore Municipal Airport covers 644 acres (261 ha)' with runways 7L/25R (5,253 ft) and 7R/25L (2,699 ft); 197,236 operations in 2022. The City's own site (livermoreca.gov) returned an Akamai 403 even on robots.txt, so the City's airport page could not be opened; tier B for that reason. |
Government | —B |
| Las Positas College Campus Hill Dr, Livermore, CA 94551 |
Institutional | Chabot-Las Positas Community College District Wikipedia (s7): 'By 1965, the program had expanded to Granada High School in Livermore ... The Chabot-Las Positas Community College District purchased the Livermore site that same year, intending to develop a comprehensive community college'; bond issues to build it failed in 1970 and 1972. No price is stated. Tier B: Wikipedia only. |
Government | —B |
| FormFactor headquarters campus 7005 Southfront Rd, Livermore, CA 94551 five buildings, about 259,000 sq ft (one building, 90,508 sq ft, owned; four leased, 168,636 sq ft) |
Industrial | FormFactor, Inc. owns one of five campus buildings plus about 6 acres of adjacent vacant land FormFactor's FY2025 10-K (s4): 'Our corporate headquarters comprises a campus of five buildings totaling approximately 259,000 square feet. We presently lease four of the buildings and own one of the buildings. Adjacent to our campus we own approximately 6 acres of vacant land for future expansion.' Its table lists Livermore manufacturing 90,508 sq ft Owned and headquarters 168,636 sq ft Leased. An $18.0M 15-year Building Term Loan of 22 June 2020 was 'used to acquire a building adjacent to our leased facilities in Livermore'; the loan is not a stated price. The lessor of the four leased buildings is not named. |
Public company | —A |
| Lam Research Livermore facilities Livermore, CA (street address not given in the filing) |
Industrial | Lam Research Corporation owns 'the majority' of its Livermore facilities Lam Research's 10-K for the fiscal year ended 28 June 2026 (s8), Item 2: 'Our executive offices and principal operating and R&D facilities are located in Fremont and Livermore, California' ... 'The Company owns the majority of the Fremont, Livermore, and Tualatin facilities'. The filing gives no Livermore address, floor area or parcel, so none is attached here. |
Public company | —A |
| Carnegie State Vehicular Recreation Area 18600 Corral Hollow Rd, Livermore, CA 94550 (unincorporated, Livermore mailing city) 5,038.73 current-use acres (fee) |
Land | State of California, Department of Parks and Recreation DGS's SPI-Web inventory (s16) lists property no. 999 'CARNEGIE SVRA', 18600 Corral Hollow Rd, Livermore, agency 'PARKS & RECREATION, DEPT OF', interest 'FEE', use 'RECREATION/PARK SITE', 5,038.73 current-use acres. It lies in the unincorporated hills south-east of the city, not inside the city limits; it is included as the largest State holding with a Livermore address. The same inventory lists Lake Del Valle SRA (no. 1096) at 3,731.86 acres under the same department, interest 'LEASEHOLD/OTHER INTERESTS'. |
Government | —A |
2
The core land
The most valuable ground in the city, and what the public record says about it.
Per-parcel assessed values were read from the County's open Parcels layer on services5.arcgis.com, whose robots.txt answers 403; no other open source states them, so the value figures are listed as unverified (2026-11-04). The County's propinfo.acgov.org lookup shows one parcel at a time and its Parcel Viewer sits behind a disclaimer.
Land-value benchmarkabout $500,000 per acre (urban parkland)
LARPD (s10) puts the cost of 2 acres of urban parkland in Livermore at 'approximately $1 million'.
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.
By area Livermore's land is overwhelmingly public or ranch land: the Livermore mailing address also covers the unincorporated hills south and east of the city. The holders below are those an opened source names. No open County source carries owner names, so private ranch holdings cannot be named or ranked.
| Name | Type | Holdings (as stated) |
|---|---|---|
| United States Department of Energy (federal government) Wikipedia (s5): the LLNL campus 'continues to be owned by the federal government'; the City annexed the 15 parcels (1,057 acres) of the site. Site 300, '7,000 acres', lies about 15 miles south-east of the main site. Sandia National Laboratories' California site, next door, was not checked against a source. |
Government | LLNL main site: 1 square mile, 1,057 acres in 15 parcels; Site 300 test site of 7,000 acres operated by LLNLB |
| State of California, Department of Parks and Recreation DGS's SPI-Web inventory (s16) lists Carnegie SVRA (18600 Corral Hollow Rd) at 5,038.73 fee acres and Lake Del Valle SRA at 3,731.86 acres held as 'LEASEHOLD/OTHER INTERESTS', both under Parks & Recreation; Caltrans holds a 3.05-acre maintenance station (fee) at 6153 South Front Rd and two truck-inspection sites (CVEF eastbound and westbound, I-580). LARPD's July 2025 staff report (s10) lists Del Valle State Recreation Area at 4,395 acres, 'Owned By State of California', maintained by EBRPD. The figures differ; the inventory counts per record and interest type. |
Government | Carnegie SVRA 5,038.73 fee acres; Lake Del Valle SRA 3,731.86 acres, leasehold/other interests (inventory); Del Valle SRA 4,395 acres (LARPD table)A |
| San Francisco Water (San Francisco Public Utilities Commission) and East Bay Regional Park District LARPD's July 2025 staff report (s10) table 'Current Regional Wilderness/Open Space in LARPD Service Area' lists 'Ohlone Wilderness 7808 EBRPD San Francisco Water and EBRPD', i.e. maintained by EBRPD and owned by San Francisco Water and EBRPD. The split between the two owners is not stated. |
Government | Ohlone Wilderness, 7,808 acres (owned by San Francisco Water and EBRPD)A |
| Livermore Area Recreation and Park District LARPD's July 2025 staff report (s10): 'Sycamore Grove Park 847 LARPD LARPD' (maintained by and owned by LARPD) and 'Brushy Peak 1979 LARPD and EBRPD' (maintained and owned jointly). It gives the current local-park level at 5.44 acres per 1,000 residents against a 6-acre goal, on a service-area population of 97,000, and says acquiring 2 acres of urban parkland in Livermore costs 'approximately $1 million'. |
Government | Sycamore Grove Park 847 acres (owned); Brushy Peak 1,979 acres (owned with EBRPD)A |
| Simon Property Group Simon's FY2025 10-K (s3) holds the centre 100% in fee, with a ground lease to 2031 on an outparcel only. |
REIT | San Francisco Premium Outlets: 697,029 sq ftA |
| City of Livermore Wikipedia (s6) gives the City as owner and operator of the 644-acre airport. The City's ACFR, which would state its capital-asset land, could not be opened (livermoreca.gov returned an Akamai 403). |
Government | Livermore Municipal Airport, 644 acresB |
| Chabot-Las Positas Community College District Wikipedia (s7) says the district purchased the Livermore site in 1965. |
Government | Las Positas College site, purchased 1965 (acreage not stated in the source opened)B |
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.
Livermore permits very few new homes. The Census Building Permits Survey (s11) counts units authorised in the city of 36 (2021), 38 (2022), 41 (2023), 74 (2024) and 265 (2025), the last split into 85 single-family homes and 180 units in 15 buildings of five or more units. New-home supply comes from a handful of private California builders on infill and annexed sites; no national public builder states a Livermore community in a source opened. Figures below are the builders' own statements.
| Name | Type | Homes (as stated) |
|---|---|---|
| Trumark Homes Trumark's 3 Mar 2026 release (s12): 'celebrated the grand opening of its master-planned community of Arroyo Crossings in Livermore ... The 28.9-acre resort-style community ... comprises four neighborhoods, bringing 435 new homes to the region.' Its site lists the four as Solera, Alicante, Amara and Verdello. Trumark's terms grant viewing for personal, non-commercial use only; this single stated fact is quoted. |
Private company | 435 homes on 28.9 acres (Arroyo Crossings, four neighbourhoods)A |
| City Ventures City Ventures' 8 Jul 2026 release (s13) announces the grand opening of Parkview, solar-powered townhomes of about 1,430 to 1,770 sq ft 'currently selling from $799,990', its 'first community in Livermore'; the sales gallery is at 1304 Portola Ave. The release does not give the number of homes. |
Private company | Parkview townhomes, 1304 Portola Ave; from $799,990 (unit count not stated)A |
| DeNova Homes DeNova's home page (s14) lists 'Amarone Livermore, CA' (garden flats and row townhomes) and 'Cava Livermore, CA' under East Bay Area. No unit counts are given. |
Private company | two Livermore communities listed (Amarone, Cava)A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Livermore's commercial estate is industrial and research space along I-580 and the airport, plus one large outlet centre. No apartment or office REIT's FY2025 10-K opened (Essex, AvalonBay, Equity Residential, UDR, Terreno, Welltower, Healthpeak, Equity LifeStyle, Sun Communities) lists a Livermore property. Public owner-occupiers are the semiconductor-equipment makers. The largest industrial trade on record, a reported 2023 portfolio sale on Discovery Dr, Atlantis St and Challenger St, could not be opened at any source and is listed as unverified.
| Name | Type | Floor area / holding |
|---|---|---|
| Simon Property Group FY2025 10-K property table (s3): built 2012, 98.7% leased; Schedule III gross carrying amount $454.7M. |
REIT | 697,029 sq ft (San Francisco Premium Outlets, 100%)A |
| FormFactor, Inc. FY2025 10-K (s4): headquarters campus of five buildings, about 259,000 sq ft, four leased and one owned. The lessor is not named. |
Public company | 90,508 sq ft owned, 168,636 sq ft leased, about 6 acres of owned vacant landA |
| Lam Research Corporation 10-K for FY ended 28 Jun 2026 (s8), Item 2. |
Public company | owns 'the majority' of its Livermore facilities (area not stated)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.
- Search results (The Real Deal, 6 Sep 2023; traded.co) report that an affiliate of Westcore bought 201 Discovery Dr, 800 Atlantis St and 801 Challenger St (about 1.4M sq ft of industrial space) from BentallGreenOak and NewTower Trust for about $326.8M. None of those hosts could be opened and Westcore's own news pages do not mention it. A latest recorded document dated 29 Aug 2023 on all three parcels, combined assessed value $340.2M — previously from services5.arcgis.com (Alameda County Parcels layer), whose robots.txt answers 403; no other open source found (2026-11-04).
- GILLIG LLC (bus maker, family-owned per its own site) operates its main plant at 451 Discovery Dr; whether it owns or leases the land is not stated in any source opened.
- The City's principal property taxpayers table (FY2024/25 ACFR, p. 142) would rank the largest private holders; livermoreca.gov is behind an Akamai 403 so it could not be read.
- Livermore City Hall (1052 S Livermore Ave), Stanford Health Care ValleyCare's Livermore campus, Sandia's California site, the Livermore Housing Authority and Livermore Valley Joint Unified School District holdings were not established from an opened source.
- No single-family-rental REIT (Invitation Homes, American Homes 4 Rent) states Livermore holdings; not checked further.
- San Francisco Premium Outlets, APN 904-13-12 (2774 Livermore Outlets Dr): the highest-valued parcel with a Livermore situs, $241.4M (land $33.5M, improvements $207.9M), 92.7 acres, about $361,000 per acre of land — previously from services5.arcgis.com (Alameda County Parcels layer), whose robots.txt answers 403; no other open source found (2026-11-04).
- LLNL main site, APN 99A-1475-5-7 (7000 East Ave): 1,003.7 acres at $0 assessed value (use code 0300, exempt public) — previously from services5.arcgis.com (Alameda County Parcels layer), whose robots.txt answers 403; no other open source found (2026-11-04).
- Livermore situs totals: 33,177 parcels over about 247,000 acres, total net value $28.83B (land $9.23B); 2,496 parcels at $0 assessed value covering about 47,700 acres; 579 Williamson Act parcels covering about 129,900 acres — previously from services5.arcgis.com (Alameda County Parcels layer), whose robots.txt answers 403; no other open source found (2026-11-04).
- Next-largest assessed parcels: $165.7M (201 Discovery Dr, 52.0 acres); $151.7M (400 Longfellow Ct, 55.1 acres); $109.9M (1934 1st St, multifamily use code, 6.4 acres); $109.7M (451 Discovery Dr, 62.1 acres; GILLIG's address, s15) — previously from services5.arcgis.com (Alameda County Parcels layer), whose robots.txt answers 403; no other open source found (2026-11-04).
- Carnegie SVRA: 65,845 sq ft of structures — previously from services8.arcgis.com (DGS SPIPublicMapViewer layer), whose robots.txt answers 403; DGS SPI-Web's property page does not state it and no other open source found (2026-11-04).
§
Sources
- Clerk-Recorder Fee Schedule effective 1 Jan 2024: recorded documents $3.50/page, certification $1.00; County documentary transfer tax $0.55 per $500; city real property conveyance taxes listed for Alameda, Albany, Berkeley, Emeryville, Hayward, Oakland, Piedmont and San Leandro only — Alameda County Clerk-Recorder · openA
- Simon Property Group Form 10-K FY2025, Property Table: San Francisco Premium Outlets, Livermore, Fee and Ground Lease (2031) (outparcel only), 100.0%, built 2012, 98.7% leased, 697,029 sq ft; Schedule III gross carrying amount $454,742K — SEC EDGAR (Simon Property Group, CIK 0001063761) · openA
- FormFactor, Inc. Form 10-K FY ended 27 Dec 2025: headquarters 7005 Southfront Road, Livermore; five-building campus of about 259,000 sq ft, four leased and one owned; about 6 acres of owned adjacent vacant land; $18.0M Building Term Loan (2020) — SEC EDGAR (FormFactor, CIK 0001039399) · openA
- Lawrence Livermore National Laboratory: 1 square mile site; 1,057 acres in 15 parcels annexed by the City; 'continues to be owned by the federal government'; operated by Lawrence Livermore National Security, LLC — Wikipedia · openB
- Livermore Municipal Airport: Owner/Operator City of Livermore; 644 acres; opened December 1965 — Wikipedia · openB
- Las Positas College: the Chabot-Las Positas Community College District purchased the Livermore site in 1965 — Wikipedia · openB
- Lam Research Corporation Form 10-K FY ended 28 Jun 2026, Item 2 Properties: principal facilities in Fremont and Livermore; 'owns the majority of the Fremont, Livermore, and Tualatin facilities' — SEC EDGAR (Lam Research, CIK 0000707549) · openA
- LARPD Park Service Standards staff report, 30 Jul 2025: tables of developed regional open space and regional wilderness with acreage, 'Maintained By' and 'Owned By' (Sycamore Grove 847 LARPD; Del Valle SRA 4,395 State of California; Brushy Peak 1,979 LARPD and EBRPD; Ohlone Wilderness 7,808 San Francisco Water and EBRPD) — Livermore Area Recreation and Park District · openA
- Building Permits Survey, annual place files (West Region) 2021-2025: Livermore, CA units authorised by structure size — U.S. Census Bureau · openA
- Trumark Homes Celebrates Grand Opening at Tri-Valley's Arroyo Crossings (3 Mar 2026): 28.9 acres, four neighborhoods, 435 new homes — Trumark Homes · openA
- City Ventures Opens Parkview in Livermore (8 Jul 2026): solar-powered townhomes from $799,990; sales at 1304 Portola Ave; first City Ventures community in Livermore — City Ventures · openA
- DeNova Homes home page: communities list, East Bay Area, Amarone (Livermore) and Cava (Livermore) — DeNova Homes · openA
- GILLIG Launches New 600K-Square-Foot Facility in Livermore, Calif. (5 Jun 2017, from METRO Magazine): GILLIG 'built a 600,000-square-foot main facility', a 50,000 sq ft fabrication building and a 27,000 sq ft delivery-preparation facility — GILLIG LLC · openA
- Statewide Property Inventory (SPI-Web): Alameda County listing (page 39: Livermore records) and property detail pages no. 999 Carnegie SVRA, no. 1096 Lake Del Valle SRA, no. 1634 Livermore Maintenance Station (agency, interest, use, current-use acres) — California Department of General Services · openA