Livonia, Michigan
Who owns Livonia: public bodies hold the open land, Ford and Ashley Capital the industrial belt, and CBL's Laurel Park Place sits on a non-core list. Since the City's ArcGIS parcel layer is blocked (robots.txt 403), owner data now comes from the City's 2026 Assessment Data Book, its Vision 21 and Parks master plans, Ashley Capital's own park pages and CBL's SEC filings.
8 buildings · 5 with an owner established · 22 sources · 4 tier A · 4 tier B · prepared 2026-11-03
Can you find out who owns it?
Michigan records title by deed with the county register of deeds, which for Livonia is Wayne County's. Every deed must state its price or carry an affidavit of value, because the state charges a transfer tax of $3.75 per $500 and the county another 55 cents. The City of Livonia's Assessment Department values every parcel and publishes a yearly Assessment Data Book with the 25 largest taxpayers and the largest sales of the year. The City's owner-of-record parcel layer sits on ArcGIS Online, whose robots.txt answers 403, so it is not used here. Values per parcel sit in BS&A Online, behind an agree-to-disclaimer page.
Is ownership public?An open dataset names the owner
Cost of one title searchRegister of deeds statutory fees: $30.00 to record a document, $1.00 per page for copies, $5.00 to certify, and searches by the register 50 cents per year searched with a $5.00 minimum (MCL 600.2567)
Bulk ownership dataCity of Livonia parcel layer with owner and taxpayer of record, on ArcGIS Online (services5.arcgis.com); that host's robots.txt answers 403, so it is treated as blocked and not read (2026-11-04)
Sale pricesEvery sale, with its address
Sites that forbid taking their data
- trinityhealthmichigan.org — “The Contents of the Site ... may not be copied, distributed, modified, reproduced, published or used, in whole or in part, except for purposes authorized or approved by Trinity Health”
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 |
|---|---|---|---|---|
| Livonia City Hall and Civic Center 33000 Civic Center Dr |
Civic | City of Livonia The City's Vision 21 master plan lists the City Center Campus, with City Hall and the Public Library, among the City's public uses, and sets out a vision to redevelop the City Center as a mixed-use civic centre on Civic Center Drive (s22). The City owns over 1,389 acres of park and recreational land (s22). |
Government | —A |
| Ford Livonia Transmission Plant 36200 Plymouth Rd 3,300,000 sq ft |
Industrial | Ford Motor Company Wikipedia describes Livonia Transmission as a Ford Motor Company transmission factory at 36200 Plymouth Road, on 182 acres with 3,300,000 sq ft of floor space, the largest transmission plant in North America (s11). The City's 2026 Assessment Data Book ranks Ford Motor Company fourth among Livonia taxpayers at $27,621,071 taxable value, all real property (s2). |
Public company | —B |
| Laurel Park Place (mall) 37700 W Six Mile Rd 491,263 sq ft total centre |
Retail | Laurel Park Retail Properties LLC (CBL & Associates Properties) 100% (CBL 10-K) Wikipedia: CBL bought a 70% joint-venture interest from developer Schostak Bros. & Co. in 2005 (s15). CBL's Exhibit 21 lists Laurel Park Retail Properties LLC and Laurel Park Mall OP Propco LLC as subsidiaries (s13). CBL's 2025 10-K lists the mall as 100% owned, 491,263 sq ft, anchors Dunham Sports and Von Maur, and designated non-core at 31 Dec 2025, where CBL may renegotiate the debt or return the property to the lender (s12). The 2022 10-K records an impairment to an estimated fair value of $9.8M (s14). |
REIT | —A |
| Livonia Marriott at Laurel Park 17100 N Laurel Park Dr 129,645 sq ft |
Hotel | Not established the register is open, but this building was not matched The City's 2026 Assessment Data Book lists, among 2025's largest improved commercial sales, 17100 Laurel Park, a 129,645 sq ft Marriott hotel, sold 30 Oct 2025 for $4,000,000 (s2). The book does not name buyer or seller, and the owner of record is no longer read from an open source. |
Not established | $4,000,000 2025-10 Assessment Data Book, 2025 largest improved commercial sales: 17100 Laurel Park, 10/30/25, $4,000,000, Marriott Hotel A |
| Schoolcraft College 18600 Haggerty Rd |
Institutional | Schoolcraft College Wikipedia describes Schoolcraft College as a public community college in Livonia, established in 1961 as Northwest Wayne County Community College, with its main campus off Haggerty Road on 139 acres and a Public Safety Training Complex on Industrial Road (s17). |
Government | —B |
| Madonna University 36600 Schoolcraft Rd |
Institutional | Madonna University Wikipedia describes Madonna University as a private Catholic university in Livonia, founded by the Felician Sisters in 1937, on an 80-acre wooded campus (s16). |
Institution | —B |
| Trinity Health Livonia Hospital (formerly St. Mary Mercy) 36475 Five Mile Rd |
Institutional | Not established the register is open, but this building was not matched Trinity Health Michigan gives the hospital's address as 36475 Five Mile Rd (s18). Who holds title to the hospital land is not stated by any open source read here. |
Not established | —A |
| Livonia Marketplace W Seven Mile Rd 325,000 sq ft |
Retail | Not established the register is open, but this building was not matched Wikipedia: an open-air centre opened in 2010 on the site of the 1964 Livonia Mall, anchored by Kohl's and Walmart; Konover Properties bought the mall in 2005 and it was demolished in 2009 (s21). Its infobox names Lormax Stern as owner, undated and unreferenced, so no owner is set. The 2026 Assessment Data Book lists Livonia Marketplace (2008) and Livonia Marketplace II (2017) among the City's brownfield districts (s2). |
Not established | —B |
2
The core land
The most valuable ground in the city, and what the public record says about it.
Livonia has no downtown; value sits in the I-96/I-275 commercial corridor and the Plymouth Road industrial belt. Figures from the City's 2026 Assessment Data Book (Board of Review, March 2026; memo dated 12 July 2026).
2026 total State Equalized Value$7.96B
Ad valorem SEV $7,963,274,660, up 6.33%; 7th-highest of Michigan's local units (Data Book, s2)
2026 commercial real SEV$1.22B
$1,215,287,800 commercial; industrial real $368,664,100 (s2)
Largest taxpayer$64.4M taxable value
DTE Electric Co., $62.8M of it personal property (s2)
Largest commercial sale, 2025$11,804,373
29270 Morlock, nursing home, 35,204 sq ft, 07/01/25 (s2)
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.
Livonia covers 22,943 acres, of which 9,713 are single-family, 2,697 industrial/utility, 1,936 community service, government and institutional, and 2,006 recreation and open space (Vision 21, 2017 land use, s22). The City owns over 1,389 acres of parkland. Private holdings are industrial: Ford's transmission plant and Ashley Capital's parks on Schoolcraft and Plymouth. Per-owner parcel counts came from the City's blocked parcel layer and are under unverified.
| Name | Type | Acres / floor area |
|---|---|---|
| City of Livonia Vision 21: the City owns over 1,389 acres of park and recreational land with 60 parks and a community recreation center (s22). The 2022-2026 Parks Master Plan counts more than 1,400 acres of recreational open space, including three 18-hole public golf courses (s23). |
Government | over 1,389 acres of parklandA |
| Ford Motor Company Livonia Transmission at 36200 Plymouth Road sits on 182 acres (Wikipedia, s11); Ford is the 4th-largest taxpayer at $27.6M taxable value (s2). |
Public company | 182 acresB |
| Ashley Capital Ashley Capital acquired a 117-acre industrial site in 1999 for the Livonia Corporate Center, 28101-28401 Schoolcraft (4 buildings, 2,020,000 sq ft; tenants include Ford, Penske Logistics, Veritiv); it lists the Mastronardi Produce Distribution Center (28700 Plymouth, 481,000 sq ft) and the Livonia Distribution Center (12200 Middlebelt) among its Livonia properties (s24). In 1999 it also acquired the 1.1 million sq ft Peregrine plant, now the Plymouth Road Technical Center at 28100 Plymouth (s25). |
Private company | 117-acre site + 3 more parksA |
| Schoolcraft College Public community college; main campus off Haggerty Road (Wikipedia, s17). |
Government | 139-acre campusB |
| Madonna University Private Catholic university founded by the Felician Sisters (Wikipedia, s16). |
Institution | 80-acre campusB |
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.
Livonia is built out. Of 37,918 residential parcels, 34,733 are homesteads (32,315 in the Livonia school district and 2,418 in Clarenceville); the 2026 average estimated true cash value of an improved home is $319,414 (Data Book, s2). Builder holdings came from the City's parcel layer, now blocked, and are listed under unverified.
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
The City's 2026 Assessment Data Book publishes the 25 largest taxpayers by taxable value. Michigan caps taxable value until a sale, so long-held property ranks lower than its market value would put it. Retail and industrial landlords are mostly Detroit-area private firms; the national REITs present (CBL, NNN REIT, STAG, Realty Income) own single centres or a few parcels. 2026 commercial real taxable value was $974.4M and industrial $325.7M.
| Name | Type | 2026 taxable value |
|---|---|---|
| Ashley Capital Third-largest taxpayer: $55,153,307 real plus $2,036,822 under Act 198. Its Livonia parks are listed under landowners. |
Private company | $57.2M (incl. Act 198)A |
| Schostak Brothers $20,102,958 real and $257,900 personal. Wikipedia notes Schostak developed Laurel Park Place and keeps its office portion (s15). |
Private company | $20.4MA |
| Friedman Real Estate Group $16,684,072 real taxable value, all real property. |
Private company | $16.7MA |
| Livonia Estates Ltd Data Book: $16,684,072 taxable value (the same figure the book prints for Friedman). |
Private company | $16.7MA |
| Dembs Roth Data Book: DEMBS-ROTH INDUSTRIAL DEV $14,779,338. |
Private company | $14.8MA |
| Millennium Livonia (retail and restaurants) Data Book: MILLENNIUM LIVONIA LLC - Retail/Restaurants, $14,540,869. |
Private company | $14.5MA |
| Aurora LLC (industrial) Data Book: AURORA LLC - Industrial Investment, $12,637,920. |
Private company | $12.6MA |
| Paragon Properties Data Book: PARAGON PROPERTIES IND DEV $9,979,161. |
Private company | $10.0MA |
| NNN REIT LP Data Book: NNN Reit LP - Retail & Restaurants, $8,161,083. |
REIT | $8.2MA |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Whether CBL handed Laurel Park Place to its lender after 31 Dec 2025: the 2025 10-K only designates it non-core.
- Per-parcel assessed and taxable values and sale histories: in BS&A Online, behind a disclaimer page not clicked.
- Which parcels Schostak Brothers, Friedman Real Estate Group and the Haggerty Group own: the Data Book groups them, but the roll uses project LLC names.
- Livonia Mall, Wonderland Mall and Ladbroke DRC history of the big retail and industrial sites: not checked against an opened source.
- Parcel 086010370004 at 33000 Civic Center, 45.0 acres, owner CITY OF LIVONIA, with City-owned neighbouring parcels of 7.8 and 5.3 acres — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Ford Motor Company as owner of record of parcel 116990001000 (186.5 acres, 36200 Plymouth) and a second 77.0-acre parcel at 29500 Plymouth — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Laurel Park Retail Properties LLC as roll owner of the 25.5-acre mall parcel, and Laurel Park Mall OP Propco LLC of 1.7 acres at 37800 Six Mile — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- CGCMT 2016-C2 17100 Laurel Park LLC (a 2016 CMBS-series name) as owner and taxpayer of the 4.0-acre Marriott parcel 028990002006; who bought it for $4.0M in Oct 2025 is not named in the Data Book — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Schoolcraft College as owner of record of six parcels, 129.9 acres (94.0 acres at 18900 Haggerty, 23.1 at 18600 Haggerty), plus 3.1 acres as Schoolcraft Community College — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Madonna University as owner of record of three parcels, 95.6 acres (49.4 at 14680 Newburgh; 43.6 and 2.6 at 13501 Levan) — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Felician Sisters, OSF of Livonia as owner of record of the 41.7-acre hospital parcel 078990001004 at 36475 Five Mile, and Marian Village Corporation of 18.9 acres next door — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Plymouth Rd and Middlebelt retail block: Middlebelt Plymouth Venture LLC (21.3 and 5.1 acres), Wal-Mart Real Estate Business (20.2 acres, 29555 Plymouth) and Target Corporation (11.3 acres) as owners of record; the Data Book does list Wal-Mart as a top-25 taxpayer at $12,524,010 — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- TF Livonia MI LLC as owner of record of the 20.8-acre Livonia Marketplace parcel at 29500 Seven Mile, Livonia Marketplace LLC of 10.4 and 3.0 acres at 29460, and Walmart Real Estate Business Trust of 16.3 acres at 29574 — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- CF Livonia DST as owner and taxpayer of the 48.8-acre parcel 118990001007 at 39000 Amrhein; Amazon is the 5th-largest taxpayer ($36.1M incl. Act 198, Data Book) but no open source ties it to this parcel — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Roll holdings behind the Data Book taxpayers: Livonia Estates Ltd 72.9 acres at 11870 Hubbard; Dembs Roth 15 parcels, 19.8 acres; Millennium Livonia Unit 1-5 LLCs, 39.2 acres; five Aurora LLCs, 34.7 acres; Paragon Properties Co 14 parcels, 12.5 acres; NNN REIT LP 3 parcels, 12.3 acres — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Builder holdings on the roll: Soave Homes 9 parcels (+4 as Soave Construction / Soave/Oro), Belaggio Homes 8, Augustus Homes DE 5, Livonia Builders G2 5, Moxie Realty Holdings 13, City of Livonia Housing 14; and no institutional single-family-rental landlord of scale on the roll — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Owner-of-record totals: City of Livonia 234 parcels, 1,652 acres; Livonia Public Schools 43 parcels, 604 acres (Clarenceville Schools 5, 49.0); Charter County of Wayne 35 parcels, 410 acres; Ford 2 parcels, 263.5 acres; Ashley LLCs 5 parcels, 228 acres; Parkview Memorial Association 3 parcels, 118 acres; Glen Eden Lutheran Church 117.5 acres; Felician Sisters 3 parcels, 52.7 acres — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Utility, rail and public parcels: DTE Electric 9 parcels, 15.8 acres; Consumers 9, 18.8; ITC 9.0 acres; CSX 10 parcels, 22.5 acres; State of Michigan, MDOT, US Army Engineers and USPS 6 parcels, 32.8 acres — previously from services5.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
§
Sources
- 2026 Assessment Data Book — City of Livonia Assessment Department · openA
- Assessment Department — City of Livonia · openA
- Online Property Inquiry (disclaimer page) — City of Livonia · openA
- Geographic Information Systems (GIS) — City of Livonia · openA
- MCL 600.2567 (register of deeds fees) — Michigan Legislature · openA
- MCL 207.525 (State Real Estate Transfer Tax rate) — Michigan Legislature · openA
- MCL 207.504 (county transfer tax rate) — Michigan Legislature · openA
- MCL 211.27a (assessment at 50% of true cash value; taxable value cap and uncapping on transfer) — Michigan Legislature · openA
- Livonia Transmission — Wikipedia · openB
- CBL & Associates Properties, Form 10-K for 2025 (property table, Schedule III, non-core designation) — CBL & Associates Properties, via SEC EDGAR · openA
- CBL & Associates Properties, Exhibit 21 subsidiaries (2025 10-K) — CBL & Associates Properties, via SEC EDGAR · openA
- CBL & Associates Properties, Form 10-K for 2022 (impairment table) — CBL & Associates Properties, via SEC EDGAR · openA
- Laurel Park Place — Wikipedia · openB
- Madonna University — Wikipedia · openB
- Schoolcraft College — Wikipedia · openB
- Nutrition Counseling - Livonia Hospital (location page) — Trinity Health Michigan · openA
- Livonia, Michigan — Wikipedia · openB
- Livonia Marketplace — Wikipedia · openB
- Livonia Vision 21 master plan (draft, 13 Sep 2018): Table 1.1 Existing Land Use; Livonia Parks — City of Livonia · openA
- Five-Year Parks and Recreation Master Plan 2022-2026 — City of Livonia Parks and Recreation · openA
- Livonia Corporate Center (property page; also lists Ashley's other Livonia properties) — Ashley Capital (property site hosted on sharplaunch.com) · openA
- Plymouth Road Technical Center (property page) — Ashley Capital (property site hosted on sharplaunch.com) · openA