Orange & Orange County, California
Who owns the City of Orange, California: hospital campuses on La Veta Avenue, The Outlets at Orange and the City Drive towers, County justice land, and a deed index that names owners only by name, not address. This page covers two scopes: the City of Orange, whose figures stay city figures, and an Orange County layer whose items are labelled 'Orange County (outside the City of Orange)' — the Irvine Company, Disney, the County's parks and airport, and the countywide roll of $889.6B. Separate pages cover Irvine, Santa Ana, Anaheim and Huntington Beach.
16 buildings · 13 with an owner established · 48 sources · 11 tier A · 5 tier B · prepared 2026-11-03
Can you find out who owns it?
California has no public online land-title register. Orange lies in Orange County, where the Clerk-Recorder offers a free online grantor/grantee index of documents recorded since 1982; it is searched by name, document number or date, not by address, and shows no images. Documents can be viewed free at the Recorder's offices or copied for $1 a page plus $1 for certification. The Assessor sells roll products only at its counter or by written request, and the County's open map service gives assessed values per parcel but no owner names. There is no price-paid dataset.
Is ownership public?Public, but one paid search at a time
Cost of one title search$1 per page per document copy, plus $1 per certification (viewing free at Recorder offices)
Bulk ownership dataNone published
Sale pricesNo transaction data published
Sites that forbid taking their data
- irvinecompany.com — “Use any Website or Application for unauthorized framing or linking, or via automated devices, bots, agents, scraping, scripts, intelligent search or any similar means of access to the Content. Aggregate, copy, duplicate, publish, or make available any of the Content to third parties outside the Websites or Applications in any manner.”
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 |
|---|---|---|---|---|
| CHOC Hospital Main Campus (Rady Children's Health) 1201 W La Veta Ave 425,524 sq ft (Bill Holmes Tower alone) · 7 floors |
Institutional | Not established a paid title search would answer it The County's tax map lists two APNs at 1201 W La Veta Ave (041-091-04, total assessed $587,826,772 — the highest in the city — and 041-091-05, $69,941,838). The map gives no owner. The 990 filer at this address is Childrens Hospital of Orange County, which had $1.81B of total assets and $85M of secured mortgages at FY2023 end (ProPublica extract). Wikipedia says the campus has 334 beds and that the $563M, 425,524 sq ft Bill Holmes Tower opened in 2013. Only a deed copy would establish title. |
Not established | —A |
| UCI Medical Center 101 The City Dr S |
Institutional | The Regents of the University of California Wikipedia: 'Under pressure from Brown, the UC purchased the OCMC in 1976 from the county.' Bldg 1 is at 101 The City Drive South, with 411 licensed beds; the seven-story Douglas Hospital was finished in late 2011. On the County tax map the 101 The City Dr S parcels carry use code 601 and zero or null assessed value, consistent with public ownership. Tier B: the purchase comes from Wikipedia, and the exempt status from the County map (s5). |
Institution | —B |
| The Outlets at Orange 20 City Blvd W 864,082 sq ft |
Retail | Simon Property Group 100% (fee) Simon's FY2025 10-K lists 'Outlets at Orange, The — CA Orange (Los Angeles) — Fee 100.0% — Acquired 2007 — 98.0%' leased, 864,082 sq ft. Anchors include Barnes & Noble, Dave & Buster's, AMC Theatres, Nordstrom Rack and Bloomingdale's the Outlet Store. Schedule III gives a gross carrying amount of $291.5M (land $65.0M), with no mortgage shown. The County tax map assesses APN 231-131-41 at $211,152,868. It was formerly The City Shopping Center (1970–96) and The Block at Orange (s22). |
REIT | —A |
| City Tower 333 City Blvd W 435,177 rentable sq ft · 20 floors |
Office | Opal Holdings The REIT's 8-K says it sold City Tower (435,177 rentable sq ft on about 4.92 acres) on 27 Jul 2021 for $150.5M 'to a purchaser unaffiliated with the Company'. REBusiness Online (s10) names Opal Holdings, a New York investment firm, as the buyer and says the tower is 20 stories. The REIT's predecessor had bought it on 6 Mar 2018 from DOF II City Tower LLC for $147.3M (s8). The County assesses APN 231-061-50 at $102,346,800. No later deed was checked. Tier B: the buyer comes from the trade press. |
Private company | $150.5M 2021-07 Sold 27 Jul 2021 by Pacific Oak Strategic Opportunity REIT (8-K); buyer named by REBusiness B |
| St. Joseph Hospital of Orange 1100 W Stewart Dr |
Institutional | Not established a paid title search would answer it The County tax map assesses APN 041-080-45 at 1100 W Stewart Dr at $161,471,669 and names no owner. The IRS 990 filer at this address is St Joseph Hospital of Orange (EIN 95-1643359), with total assets of $979.7M at December 2023 (ProPublica extract). Title to the land is not stated in any source opened here. |
Not established | —A |
| Orange County Civic Center West — Theo Lacy Facility, Juvenile Hall and Lamoreaux Justice Center 301–561 The City Dr S |
Civic | County of Orange The County's own property list (Oct 2025) records as County-owned (Owned_Leas 'Y'): Theo Lacy jail administration, barracks and modules at 501 The City Drive South; Juvenile Hall and its primary campus at 331; the Superior Court Lamoreaux Justice Center at 341; the Manchester Office Building at 301; the Orangewood Children and Family Center at 401; and two parking structures at 313 and 343. The County's rows for The City Drive South run to more than 40 records. |
Government | —A |
| Renaissance at Uptown Orange Uptown Orange (City Blvd area) |
Residential | Essex Property Trust Essex's FY2025 10-K lists Renaissance at Uptown Orange in Orange, CA: mid-rise, 460 units, built 2007, acquired 2014, 97% occupied. Schedule III shows land of $27.87M and a gross carrying amount of $157.08M, with no encumbrance shown. The street address is not given in the filing, so the County parcel was not matched. |
REIT | —A |
| The Village at Orange 1500 E Village Way 855,911 sq ft |
Retail | Not established a paid title search would answer it The mall opened on 16 Aug 1971 as the Orange Mall. Its enclosed interior closed on 31 Jan 2024; the outward-facing stores and remaining anchors stay open (Wikipedia). No filing or public record opened here names the owner of the mall parcels, and the County tax map gives no owner. City of Orange planning documents could not be read because cityoforange.org is an Akamai 403. |
Not established | —A |
| South Coast Plaza 3333 Bristol St, Costa Mesa — Orange County (outside the City of Orange) 2,800,000 sq ft |
Retail | South Coast Plaza (C. J. Segerstrom & Sons) Orange County (outside the City of Orange). Wikipedia's infobox gives the developer as C.J. Segerstrom & Sons and the owner as C. J. Segerstrom & Sons, and says the centre is 'still privately held' and one of the few US malls never bought by a REIT. It opened on 15 Mar 1967; about 2.8M sq ft of gross leasable area and 270+ stores. The centre sits in South Coast Metro, which spans Costa Mesa and Santa Ana. The Santa Ana page covers the family company's Village Santa Ana housing plan. Tier B: Wikipedia only; no deed was read. |
Family / private | —B |
| Fashion Island 401 Newport Center Dr, Newport Beach — Orange County (outside the City of Orange) |
Retail | The Irvine Company Orange County (outside the City of Orange). Wikipedia's infobox names The Irvine Company as developer and owner, with Irvine Management Company as manager. It opened on 9 Sep 1967 as a $20M, 75-acre centre anchoring the company's Newport Center; it now has Bloomingdale's, Macy's, Neiman Marcus and Nordstrom. The company bought the former Macy's Women's store (2006) and the Island Cinema (2011). The Irvine Company's own site was not used: its terms forbid automated access. |
Private company | —A |
| Irvine Spectrum Center Irvine Spectrum, Irvine — Orange County (outside the City of Orange) |
Retail | The Irvine Company Orange County (outside the City of Orange). A county-defining centre, so listed briefly here; the full entry, with its sources, is on the Irvine page (us-irvine). Wikipedia: 'a lifestyle center developed by the Irvine Company'. The company completed two 15-story office towers on the site in 1989. |
Private company | —A |
| Disneyland Resort Anaheim Resort district, Anaheim — Orange County (outside the City of Orange) |
Mixed use | The Walt Disney Company Orange County (outside the City of Orange). Brief entry; full entry on the Anaheim page (us-anaheim). Disney's FY2025 10-K: the resort 'is located in Anaheim, California on approximately 550 acres of land', with two theme parks, three hotels the company 'owned and operated' (about 2,400 rooms) and the 15-acre Downtown Disney. Wikipedia says the company owns 489 acres and has long-term lease rights to 52 more (s31). Walt Disney Parks & Resorts US is the county's second-largest property taxpayer, at $85.7M levied in 2025 (s25). |
Public company | —A |
| John Wayne Airport (SNA) Unincorporated Orange County, bordered by Irvine, Newport Beach and Costa Mesa — Orange County (outside the City of Orange) |
Civic | County of Orange Orange County (outside the City of Orange). The County's FY2025 ACFR counts 510 airport acres, two runways, three terminals and five parking structures/lots (s25). Wikipedia: the airport lies 'in an unincorporated area of Orange County, and it is owned and operated by Orange County'. The County got the land in a 1939 land swap; earlier it was Irvine Company ranch land. Wikipedia gives 504 acres; the ACFR figure is used. |
Government | —B |
| University of California, Irvine (campus) Irvine — Orange County (outside the City of Orange) |
Institutional | The Regents of the University of California Orange County (outside the City of Orange). Brief entry; the full entry, citing the campus Long Range Development Plan, is on the Irvine page (us-irvine). Wikipedia's Irvine Company article: 'In 1961, the Irvine Company sold 990 acres to the University of California system for $1.00', and three years later sold 'an additional 510 acres' at a discount. The UC Regents also own UCI Medical Center in the City of Orange (above). |
Institution | —A |
| Orange County Great Park and Great Park Neighborhoods (former MCAS El Toro) Irvine — Orange County (outside the City of Orange) |
Land | City of Irvine (park); Heritage Fields El Toro, LLC (neighborhoods) Orange County (outside the City of Orange). Brief entry; full entries are on the Irvine page (us-irvine). FivePoint's FY2025 10-K: Great Park Neighborhoods is 'an approximately 2,100 acre mixed-use planned community' on the former El Toro Marine base. It is being built around the 'approximately 1,300 acre Orange County Great Park', and 9,603 homesites had been sold by 31 Dec 2025. FivePoint holds 37.5% of the Great Park Venture. Heritage Fields El Toro was the county's fourth-largest taxpayer in 2016 (s25). |
Government | —A |
| Angel Stadium and surrounding land 2000 E Gene Autry Way, Anaheim — Orange County (outside the City of Orange) |
Land | City of Anaheim Orange County (outside the City of Orange). Brief entry; the full entry, with the State's stipulated judgment on the voided land sale, is on the Anaheim page (us-anaheim). Wikipedia's infobox gives the owner as the City of Anaheim and the operator as Angels Baseball LP, and says the stadium was built on a parcel of about 160 acres. The street address is from the Anaheim record, not from this source. |
Government | —B |
2
The core land
The most valuable ground in the city, and what the public record says about it.
The most valuable ground in Orange is hospital land on La Veta Ave and Stewart Dr, then the City Blvd retail and office district by the I-5/SR-22/SR-57 interchange, then apartment blocks on Town and Country Rd. Values come from the Treasurer-Tax Collector's secured tax map, queried on 2026-11-01 against the County's ORANGE boundary and checked parcel by parcel with a centroid test. The map names no owners. Orange County (outside the City of Orange): the County gives the countywide roll and its top ten taxpayers.
Highest assessed parcel$587,826,772
APN 041-091-04, 1201 W La Veta Ave (CHOC main campus); land $12.0M, improvements $575.8M. Source s5, OC Treasurer-Tax Collector map, read 2026-11-01.
Parcels assessed above $50M34
Count of parcels whose centroid falls inside the city boundary (36 intersect it; 2 lie in Anaheim). Includes 557 S Main St ($335.4M), 20 City Blvd W ($211.2M), 1100 W Stewart Dr ($161.5M), 155 University Dr ($157.5M) and 3063 W Chapman Ave ($153.0M). Source s5, 2026-11-01.
Total assessed value, parcels touching the city boundary≈$33.6B (land ≈$20.7B)
Sum of tav and alv over the 40,020 parcels that intersect the ORANGE polygon. Edge parcels in neighbouring cities are included, so treat this as an upper bound, not the City's certified roll (whose ACFR could not be read). Source s5, 2026-11-01.
City Tower price per sq ft (2021)≈$346 per rentable sq ft
$150.5M ÷ 435,177 sq ft, from the seller's 27 Jul 2021 8-K (s9). Arithmetic on stated figures, not a valuation.
Orange County (outside the City of Orange): countywide net local roll, 2026-27over $889.63B
Orange County Assessor press release, 1 Jul 2026: the 2026-27 Local Assessment Roll of all locally assessable property in the county has a total net value of over $889.63 billion, up 4.65% ($39.51B) on 2025-26. Countywide figure, all 34 cities and unincorporated land. Source s26.
Orange County: net taxable assessed value, FY2024-25$809,062,253,000
County ACFR FY2025 (s25, p. 230–231, from the Assessor): total taxable $829.94B less $20.88B exempt and non-reimbursed exemptions. Secured residential $630.78B, industrial/commercial $166.14B, other $2.09B, unsecured $30.94B. Ten years earlier (2015-16) the net was $499.0B.
Orange County: largest property taxpayer, 2025Irvine Company — $201,658,000 levied (2.19%)
County ACFR FY2025 Principal Property Taxpayers (s25, p. 233, source Treasurer-Tax Collector): 1 Irvine Company $201.66M; 2 Walt Disney Parks & Resorts US $85.72M (0.93%); 3 Southern California Edison $74.32M; 4 Sempra Energy (SDG&E, SoCalGas) $24.01M; 5 United Laguna Hills Mutual (Laguna Woods) $14.91M. The top ten paid $443.64M, 4.82% of $9.19B secured taxes.
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.
Orange's big public holders sit on two strips: The City Drive, where the County's jail, juvenile hall and court complex adjoins the University of California's medical centre, and the Santiago Creek and Santa Ana River corridors, held by the County and the water district. Chapman owned 87 Old Towne homes by 2014. Orange County (outside the City of Orange): one private company dominates. The Irvine Company's 93,000-acre ranch is almost a fifth of the county, and its tax bill is more than twice Disney's. The County holds 62,617 park acres and the airport; Rancho Mission Viejo ranches 23,000 acres. City pages: Irvine, Santa Ana, Anaheim, Huntington Beach.
| Name | Type | Holdings |
|---|---|---|
| County of Orange The County's CEO Real Estate property list records 107 active County-owned rows with City = ORANGE. They include the Theo Lacy Facility, Juvenile Hall, Lamoreaux Justice Center and Orangewood centre on The City Drive South, and the Sheriff's training centre at 1800–1900 W Katella Ave. Also listed are OC Public Works yards on N Glassell St and W Collins Ave, a housing authority site, and canyon assets with Orange mailing addresses: Irvine, Santiago Oaks and Peters Canyon regional parks, the OC Zoo and the Villa Park landfill. Some of these lie in unincorporated territory. Rows are buildings and lots, not parcels or acres. |
Government | 107 active owned records with an Orange address (Oct 2025)A |
| Orange County Water District OCWD states that it 'owns approximately 1,500 acres of land in Anaheim and Orange, including a six-mile stretch of the Santa Ana River', managed for groundwater recharge and habitat. The split between the two cities is not given. |
Government | ≈1,500 acres in Anaheim and OrangeA |
| The Regents of the University of California UC bought the former Orange County Medical Center from the County in 1976 (Wikipedia). It is now UCI Medical Center, with 411 licensed beds. The County tax map shows the 101 The City Dr S parcels as use code 601 with no assessed value. No acreage is stated in the sources opened. |
Institution | UCI Medical Center campus, 101 The City Dr SB |
| Chapman University Chapman's own magazine (2014): 'the University buys residential properties when they come up for sale and rents them to faculty and staff. To date the University owns 87 homes in the historic district, 50 of which are officially designated historic structures.' Wikipedia gives the Orange campus as 90 acres. The university's FY2023 990 extract shows total assets of $2.21B and $175M of secured mortgages. No newer count of houses was found. |
Institution | 87 Old Towne homes (2014); 90-acre campusA |
| The Irvine Company Orange County (outside the City of Orange). Wikipedia: the 93,000-acre Irvine Ranch 'remains the core holding of The Irvine Company'. It runs from the Pacific and Newport Harbor to the Cleveland National Forest. 44,000 acres are 'retained for development'; the rest is the preserved Irvine Ranch Natural Landmarks. The County ACFR lists the company as the largest property taxpayer: $201.66M levied in 2025 (2.19% of secured taxes), up from $111.04M in 2016. Its own site's terms forbid automated access, so it was not read; the Irvine page carries more. |
Private company | 93,000-acre Irvine Ranch ('almost one fifth of Orange County'); #1 county taxpayer, $201.7M (2025)B |
| County of Orange (OC Parks, John Wayne Airport, harbors and beaches) Orange County (outside the City of Orange). County ACFR FY2025 capital-asset statistics: park land 62,617 acres, 408 miles of recreational trails, 15 urban regional parks, 6 wilderness parks, 7 nature preserves, 3 harbors, 6 beaches, 7 historical sites and the OC Zoo; airport 510 acres. Also 3 active and 2 inactive landfills. OC Parks' own page rounds this to '60,000 acres of parkland, open space and shoreline' (s36). The County covers 798 sq mi with a 42-mile coastline. |
Government | 62,617 acres of park land; 510 airport acres (FY2025)A |
| USDA Forest Service (Cleveland National Forest, Trabuco Ranger District) Orange County (outside the City of Orange). The Forest Service says the Cleveland National Forest consists of 460,000 acres in three ranger districts (Trabuco, Palomar and Descanso) across Riverside, Orange and San Diego counties. Orange County's portion lies in the Trabuco district (Santa Ana Mountains). The Forest Service Land Areas Report tables by county could not be reached (the 2012 and 2022 table URLs return 404), so no Orange County acreage is given. |
Government | 460,000 acres forest-wide (Orange County share not stated)A |
| California Department of Parks and Recreation (Crystal Cove and other state parks) Orange County (outside the City of Orange). State Parks' own page: Crystal Cove State Park 'has 3.2 miles of beach, 2,400 acres of backcountry wilderness' and an offshore underwater area. Wikipedia gives 3,936 acres in all and says it was established in 1979; its history section places the land in Rancho San Joaquin, acquired in 1864–76 by the family that later formed The Irvine Company (s38). Other state parks and beaches in the county (Bolsa Chica, Huntington, Doheny, San Clemente, San Onofre) were not checked; Bolsa Chica is on the Huntington Beach page. |
Government | Crystal Cove: 3,936 acres, 3.2 miles of beachA |
| Rancho Mission Viejo Orange County (outside the City of Orange). Wikipedia: 'an active 23,000 acres' ranch, farm, habitat reserve and new community in south Orange County. It is the remnant of a Mexican rancho held by the same ranch family since the 1880s. The County approved the Ranch Plan in 2004, creating 'The Reserve at Rancho Mission Viejo (a nearly 17,000-acre habitat reserve)' and new villages (Sendero, Esencia). Its own website shows a Cloudflare challenge, even on robots.txt, so the owning company's name and current acreage were not confirmed. Tier B. |
Family / private | 23,000 acres, incl. the ~17,000-acre ReserveB |
| Irvine Ranch Natural Landmarks (managed by Irvine Ranch Conservancy) Orange County (outside the City of Orange). The Irvine Ranch Conservancy, a non-profit founded in 2005, says it manages 'the Irvine Ranch Natural Landmarks — over 40,000 acres of precious open space in Orange County', in partnership with the City of Irvine, the City of Newport Beach and OC Parks. The Conservancy is the manager, not the owner; the page does not say who holds title to which acres. |
Institution | over 40,000 acres of open spaceA |
| The Walt Disney Company (Disneyland Resort) Orange County (outside the City of Orange). Disney's FY2025 10-K puts the Disneyland Resort on 'approximately 550 acres of land' in Anaheim. Wikipedia splits that into 489 acres owned and 52 under long-term lease rights (s31). County ACFR: Walt Disney Parks & Resorts US paid $85.72M in 2025 (0.93% of secured taxes), second only to the Irvine Company. Full entry on the Anaheim page. |
Public company | ≈550 acres (Anaheim); #2 county taxpayer, $85.7M (2025)A |
| The Regents of the University of California (UC Irvine) Orange County (outside the City of Orange). Wikipedia's Irvine Company article: the company 'sold 990 acres to the University of California system for $1.00' in 1961, and three years later sold 'an additional 510 acres' at a discounted price. The Irvine page cites the campus Long Range Development Plan, which records a 1,000-acre deed of 20 Jan 1961. The Regents also hold UCI Medical Center in the City of Orange (above). |
Institution | 1,500 acres from the Irvine Company (990 for $1 in 1961, 510 more c.1964)A |
| U.S. Marine Corps (Camp Pendleton) Orange County (outside the City of Orange). Wikipedia places Marine Corps Base Camp Pendleton 'in San Diego County', bordered by San Clemente in Orange County to the north, with more than 125,000 acres. No source opened states that any of the base lies inside Orange County, or how much, so no Orange County acreage is claimed. The 1942 purchase was of the San Diego County half of the former rancho (Rancho Mission Viejo article, s40). |
Government | 125,000+ acres in all (Orange County share not stated)A |
| Other top-ten Orange County taxpayers (ACFR 2025) Orange County (outside the City of Orange). County ACFR FY2025, Principal Property Taxpayers (taxes levied, 2025): 3 Southern California Edison $74.32M; 4 Sempra Energy (SDG&E, SoCalGas) $24.01M; 5 United Laguna Hills Mutual (Laguna Woods) $14.91M; 6 BEX Portfolio, Inc. $9.42M; 7 Fertitta MLB Owner LLC (Ritz-Carlton/Montage) $9.40M; 8 AT&T (Pacific Bell) $8.23M; 9 AES Corporation $8.10M; 10 Olen Properties Corp $7.88M. In 2016 the list also had Heritage Fields El Toro, Oxy USA, B. Braun Medical and Bella Terra Associates. |
Private company | $443.6M combined top ten (4.82%)A |
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.
Orange is built out; new homes come in small infill tracts. Census permits show 232 units in 2024 (66 single-family and 166 in three 5+-unit buildings) and only 70 single-family units in 2025, with no multifamily permits that year. The largest recent greenfield site, a former gravel pit on Santiago Creek, went from 128 approved homes (2019) to a 22-lot tract (2020–22). Public builders' 10-Ks report only at county level. Orange County (outside the City of Orange): new homes come from a few very large master plans (Irvine Ranch, the Great Park, Rancho Mission Viejo). Census permits fell from 6,972 units in 2024 to 4,992 in 2025.
| Name | Type | Units |
|---|---|---|
| All builders (Census Building Permits Survey) Orange city (place 53980): 2024, 66 one-unit buildings and 3 five-plus buildings with 166 units ($23.7M valuation); 2025, 70 one-unit permits ($21.6M) and no multifamily. Reported for all 12 months. |
Private company | 232 units 2024; 70 units 2025A |
| Milan REI X, LLC Named as 'Project Applicant' on the City of Orange's 27 Aug 2020 notice: a 15.4-acre site subdivided into 22 detached lots on 10.9 acres plus 4.5 acres of Santiago Creek open space. It replaced the 2019 Trails at Santiago Creek approval of 128 homes on 40.7 acres of a former sand and gravel mine. The person named as the contact is left out here. |
Developer | 22 single-family lots (Mabury Tentative Tract 18163)A |
| All builders, Orange County (Census Building Permits Survey) Orange County (outside the City of Orange) (county total, including the City of Orange). Imputed totals for FIPS 06-059: 2024 had 2,671 single-family units, 306 in 2-unit, 156 in 3–4-unit and 3,839 in 5+-unit buildings ($1.75B valuation). 2025 had 2,777 single-family units, 206, 117 and 1,892 respectively ($1.37B). Five-plus-unit permits roughly halved from 2024 to 2025. The sums are our arithmetic. |
Private company | 6,972 units 2024; 4,992 units 2025A |
| Heritage Fields El Toro, LLC (Great Park Venture; FivePoint 37.5%, manager) Orange County (outside the City of Orange). Brief entry; the full entry is on the Irvine page. FivePoint's FY2025 10-K: the Great Park Venture had sold 9,603 homesites (853 of them affordable) and about 166 acres of commercial land since April 2013, on the 2,100-acre former El Toro base. It sells graded lots to homebuilders 'in a competitive process' with profit participation. FivePoint is the administrative member. |
Developer | 9,603 homesites sold to 31 Dec 2025, of up to ~11,800A |
| Rancho Mission Viejo Orange County (outside the City of Orange). The Ranch Plan, approved by the County in 2004, set aside a ~17,000-acre reserve and phased new villages from 2010 to 2030; the census-designated place had 10,378 people in 2020 (Wikipedia). No unit count was found in an official source, and the company's own site is Cloudflare-blocked. Tier B. |
Family / private | Ranch Plan villages (Sendero, Esencia and later) on a 23,000-acre ranchB |
| Lennar Orange County (outside the City of Orange). Lennar's FY2025 10-K says it owns 'an indirect approximately 40% interest in FivePoint', developer of Great Park Neighborhoods, and 'sometimes purchase[s] properties from FivePoint' for its homebuilding. The 10-K gives no Orange County unit count. |
Public company | ≈40% of FivePointA |
| Toll Brothers Orange County (outside the City of Orange). Toll's FY2025 10-K lists 'Los Angeles, California metropolitan area and Orange County' among its markets, but gives no county-level unit count. The Santa Ana page covers its downtown apartment joint venture. |
Public company | active market (no county unit count)A |
| Tri Pointe Homes Orange County (outside the City of Orange). Tri Pointe's FY2025 10-K says its corporate offices are in Irvine, and that it began in 2009 as 'a Southern California fee homebuilder'. It signed a merger agreement with Sumitomo Forestry Co., Ltd. on 13 Feb 2026. The 10-K gives no Orange County unit count. Shea Homes and Brookfield Residential were not checked. |
Public company | Irvine-based; being acquired by Sumitomo Forestry (agreement 13 Feb 2026)A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Orange's institutional landlords are mostly industrial REITs holding small flex and warehouse buildings along Glassell St, Main St and the Trenton–Freedom industrial strip, plus one mall REIT and one apartment REIT. City Tower passed through a distressed-loan fund and a non-traded REIT to a New York firm. No office REIT's FY2025 10-K lists an Orange building (Kilroy and Healthpeak were checked). Orange County (outside the City of Orange): the dominant commercial landlord is the private Irvine Company, which files nothing. Among listed REITs, Rexford (5.6M sq ft of industrial) and Simon (three centres) are the largest county holders found. Five other REITs checked hold nothing there.
| Name | Type | Floor area / assets in Orange |
|---|---|---|
| Simon Property Group The Outlets at Orange: fee simple, 100%, acquired 2007, 98.0% leased. Schedule III gross carrying amount $291.5M. |
REIT | 864,082 sq ft (one centre)A |
| Rexford Industrial Realty FY2025 10-K Item 2 rows in Orange: 1581 Main St (40,637 sq ft, acquired 2018); 445-449 Freedom Ave (92,647, 2019); 560 Main St (17,000, 2021); 2401-2421 Glassell St (4 buildings, 39,282 sq ft, 2021, with Schedule III land of $54.6M); 2390-2444 American Way (100,483 sq ft, built 2024). Schedule III gross for 2401-2421 Glassell is $68.3M. |
REIT | 5 properties, 8 buildings, 290,049 sq ftA |
| Essex Property Trust Renaissance at Uptown Orange: mid-rise, built 2007, acquired April 2014, 97% occupied; Schedule III gross $157.1M. Essex was the only one of five apartment REITs checked (Essex, Equity Residential, AvalonBay, UDR, Welltower) with an Orange row. |
REIT | 460 apartments (one community)A |
| Opal Holdings Bought City Tower, 333 City Blvd W, for $150.5M in July 2021 (seller's 8-K; buyer named by REBusiness Online). |
Private company | 435,177 sq ft (City Tower)B |
| Terreno Realty Schedule III: 1150 & 1250 W Trenton Ave, Orange, CA, acquired 2021; land $7.49M, gross $10.0M. The filing gives no floor area for these rows. |
REIT | 2 buildingsA |
| The Irvine Company Orange County (outside the City of Orange). A private company, so there is no filing. Wikipedia names it as owner of Fashion Island (s28) and developer of the Irvine Spectrum Center (s35). The County ACFR shows it paid $201.66M of property tax in 2025, about 2.4 times Disney (s25). Its own portfolio pages could not be used because its terms forbid automated access. The Irvine page (us-irvine) cites its earlier statements of total holdings. |
Private company | Fashion Island, Irvine Spectrum Center and Newport Center/Irvine office and apartments; #1 county taxpayerB |
| South Coast Plaza (C. J. Segerstrom & Sons) Orange County (outside the City of Orange). The largest mall in California, 'still privately held by C. J. Segerstrom & Sons' and never sold to a REIT (Wikipedia). The Santa Ana page records the same owner as applicant for The Village Santa Ana housing plan. Tier B: Wikipedia only. |
Family / private | 2.8M sq ft (one centre, Costa Mesa)B |
| Office and life-science REITs checked (Kilroy, Hudson Pacific, Alexandria, Federal Realty, Macerich) Orange County (outside the City of Orange). None of the five FY2025 10-Ks names an Orange County city in its property tables (34 city names searched). Orange County's office stock is held mostly by the Irvine Company and private funds (e.g. LBA on the Irvine page; Opal Holdings above). |
REIT | no Orange County rows in FY2025 10-KsA |
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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 holds title to the CHOC (1201 W La Veta Ave) and St. Joseph Hospital (1100 W Stewart Dr) campuses. The 990 filers sit at those addresses, but only an OC Clerk-Recorder deed copy ($1/page) would establish the owner.
- Current owner of The Village at Orange (1500 E Village Way) and any redevelopment application since its enclosed mall closed on 31 Jan 2024. City of Orange planning pages are behind an Akamai 403.
- Whether Opal Holdings still owns City Tower after 2021. No later filing was found.
- Owners of the Town and Country Rd apartment parcels (850, 1000, 1100, 1110 and 1235 W Town and Country Rd; County values $61M–$123M), 3063 W Chapman Ave ($153M) and 299 N State College Blvd ($120M). The County map gives values only.
- What occupies 557 S Main St (assessed $335.4M) and 155 University Dr ($157.5M), and who owns them.
- City of Orange land holdings, principal property taxpayers and certified assessed value. Its ACFR is on cityoforange.org, which refuses automated requests (Akamai 403, even on robots.txt).
- Land held by Orange Unified School District, Rancho Santiago CCD (Santiago Canyon College), Caltrans (I-5, SR-22, SR-55, SR-57) and the Irvine Company in East Orange (Santiago Hills). No source opened states their acreage in the city; the Irvine Company's site terms forbid automated access (per the us-irvine record) and it was not opened.
- Federal holdings in Orange. GSA's IOLP service host returned 403 on robots.txt and was not queried.
- Orange County (outside the City of Orange): Cleveland National Forest acreage inside Orange County. The Forest Service Land Areas Report tables by county (LAR2012 Table 6, LAR2022) returned 404.
- Orange County: whether any part of Marine Corps Base Camp Pendleton lies inside the county, and how much. Wikipedia places the base in San Diego County, bordering San Clemente.
- Orange County: the Irvine Company's current acreage and floor area from its own pages. Its Terms of Use forbid automated access, so only Wikipedia and the County tax table were used.
- Orange County: the name of the owning entity of Rancho Mission Viejo, its current acreage and its Ranch Plan unit count. ranchomissionviejo.com shows a Cloudflare challenge even on robots.txt.
- Orange County: title to South Coast Plaza. Wikipedia names C. J. Segerstrom & Sons and C.J. Segerstrom & Sons as developer and owner; no deed was read.
- Orange County: Shea Homes and Brookfield Residential volumes in the county, and Orange County unit counts for Lennar, Toll and Tri Pointe (their 10-Ks report by region).
- Orange County: the split of the Irvine Ranch Natural Landmarks' 40,000+ acres between the County, the cities and other owners.
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Sources
- RecorderWorks Grantor/Grantee Search — 'online searches of property documents recorded since 1982. Documents may be viewed free of charge or copied at a cost of $1.00 per page' — Orange County Clerk-Recorder · openA
- Obtaining Official Record Copies — 'Fees for requested copies are $1 per page plus an additional $1 for certification'; the online index 'will not allow you to view images' — Orange County Clerk-Recorder · openA
- Assessor Roll Products — 'ONLY AVAILABLE in-person at our Public Service Center or by written request' — Orange County Assessor · openA
- Change of Ownership & Transfer Processing FAQ — 'Purchase price and terms of the purchase are required under Section 480(c) of the R&T Code' (filed with the Assessor, not published) — Orange County Assessor · openA
- Secured Property Tax Information map service (TTC_Final, layer 0): APN, site address, land use code, land (alv), improvement (aiv) and total assessed value (tav) per parcel; no owner field. Queried 2026-11-01 against the layer 3 ORANGE city boundary (25.76 sq mi) — County of Orange Treasurer-Tax Collector, on OCgis · openA
- County of Orange Property List OCT2025 (map service layer 0), queried for City LIKE 'ORANGE' — 107 active owned records (City field is the mailing city, so it includes unincorporated canyon parks with an Orange address) — County of Orange CEO Real Estate, on OCgis · openA
- The Simon Property Group, Inc. Form 10-K FY2025 — Item 2 Mills table: 'Outlets at Orange, The CA Orange (Los Angeles) Fee 100.0% Acquired 2007 98.0% 864,082'; Schedule III: land $64,973K, buildings $211,322K, gross $291,497K, no encumbrance; also 'Brea Mall CA Brea (Los Angeles) Fee 100.0% Acquired 1998 99.0% 1,360,764' and 'Shops at Mission Viejo, The CA Mission Viejo (Los Angeles) Fee 51.0% Built 1979 94.0% 1,265,373' — US SEC / Simon Property Group · openA
- KBS Strategic Opportunity REIT Form 8-K (7 Mar 2018), Item 2.01: acquired City Tower (431,007 rentable sq ft on approx. 4.92 acres, Orange, California) from DOF II City Tower LLC for $147.3 million on 6 Mar 2018 — US SEC / KBS Strategic Opportunity REIT (now Pacific Oak Strategic Opportunity REIT) · openA
- Pacific Oak Strategic Opportunity REIT Form 8-K, Item 8.01: on 27 Jul 2021 sold City Tower (435,177 rentable sq ft, approx. 4.92 acres) 'to a purchaser unaffiliated with the Company' for $150.5 million; repaid $98.1 million of the mortgage — US SEC / Pacific Oak Strategic Opportunity REIT · openA
- Pacific Oak Sells Orange County Office Tower for $150.5M (11 Aug 2021) — 'Opal Holdings, a New York City-based real estate investment firm, was the buyer'; 20 stories, 333 City Blvd. — REBusiness Online · openA
- UCI Medical Center — 'Under pressure from Brown, the UC purchased the OCMC in 1976 from the county'; Bldg 1, 101 The City Drive South; 411 licensed beds — Wikipedia · openA
- Children's Hospital of Orange County (Rady Children's Health) — CHOC Hospital Main Campus – Orange, 334 beds; $563 million Bill Holmes Tower opened 2013, seven stories, 425,524 sq ft — Wikipedia · openA
- Nonprofit Explorer organization extracts (IRS Form 990): Childrens Hospital of Orange County (EIN 95-2321786, 1201 W La Veta Ave), St Joseph Hospital of Orange (EIN 95-1643359, 1100 W Stewart Dr), Chapman University (EIN 95-1643992, 1 University Dr) — ProPublica · openA
- Essex Property Trust, Inc. Form 10-K FY2025 — communities table: 'Renaissance at Uptown Orange, Orange, CA, Mid-rise, 460, 2007, 2014, 97%'; Schedule III: land $27,870K, gross $157,079K, acquired Apr-14 — US SEC / Essex Property Trust · openA
- Rexford Industrial Realty, Inc. Form 10-K FY2025 — Item 2 property table and Schedule III, Orange rows: 1581 N Main St, 445-449 Freedom Ave, 560 Main St, 2401-2421 Glassell St, 2390-2444 American Way; Orange County submarket totals (North, West, South, Airport) and 'Orange County 10.9%' of annualised base rent — US SEC / Rexford Industrial Realty · openA
- Terreno Realty Corp Form 10-K FY2025 — Schedule III: '1150 & 1250 W. Trenton Ave, 2 [buildings], Orange, CA', land $7,491K, gross $9,998K, acquired 2021 — US SEC / Terreno Realty · openA
- Building Permits Survey, West Region place annual files we2024a.txt and we2025a.txt: Orange city, CA (place 53980, pop. 138,192) — U.S. Census Bureau · openA
- CEQAnet SCH 2017031020 — Trails at Santiago Creek Project: NOD 24 Oct 2019 (128 single-family homes on 40.7 acres, ~68.5 acres open space, former sand and gravel mine); NOD 27 Aug 2020 Addendum (22 lots on 10.9 acres, applicant 'Milan REI X, LLC'); NOD 25 Oct 2022 Mabury Tentative Tract Map No. 18163 — California Governor's Office of Land Use and Climate Innovation (CEQAnet) · openA
- Vegetation management — 'The Orange County Water District (OCWD) owns approximately 1,500 acres of land in Anaheim and Orange, including a six-mile stretch of the Santa Ana River' — Orange County Water District · openA
- A New Chapter for Old Towne (Chapman Magazine, 22 Jul 2014) — 'the University buys residential properties when they come up for sale and rents them to faculty and staff. To date the University owns 87 homes in the historic district, 50 of which are officially designated historic structures' — Chapman University Newsroom · openA
- Chapman University — infobox 'Campus 90 acres (36 ha)', Orange, California — Wikipedia · openA
- The Outlets at Orange — former The City Shopping Center (1970–1996) and The Block at Orange; 'developed by Mills Corporation and now owned by Simon Property Group' — Wikipedia · openA
- The Village at Orange — opened 16 Aug 1971 as the Orange Mall; 855,911 sq ft; enclosed interior closed 31 Jan 2024, outward-facing stores and anchors stay open — Wikipedia · openA
- OC Business Journal robots.txt — 'User-agent: ClaudeBot Disallow: /' (no OCBJ article was opened for this record) — Orange County Business Journal · openA
- County of Orange Annual Comprehensive Financial Report, year ended 30 Jun 2025 — Statistical Section: Assessed Value of Taxable Property (p. 230–231), Principal Property Taxpayers (p. 233; source Treasurer-Tax Collector), Capital Asset Statistics (Park Land 62,617 acres; Airport 510 acres); 'land area of 798 square miles with a coastline of 42 miles' — Orange County Auditor-Controller · openA
- Local Assessment Rolls Delivered (1 Jul 2026) — 'The total net value on the Roll is over $889.63 billion. The Roll of Values is up 4.65% or $39.51 billion more than last year (FY 2025-26)' — Orange County Assessor · openA
- South Coast Plaza — infobox 'Address 3333 Bristol Street, Costa Mesa … Developer C.J. Segerstrom & Sons; Owner C. J. Segerstrom & Sons … Floor area 2,800,000 square feet'; 'still privately held by C. J. Segerstrom & Sons … one of the few shopping centers in the United States that have not been purchased by a real estate investment trust' — Wikipedia · openA
- Fashion Island — infobox 'Address 401 Newport Center Drive … Developer The Irvine Company; Management Irvine Management Company; Owner The Irvine Company'; 'The $20 million, million-square-foot, 75 acres (30 ha) Fashion Island shopping center opened on September 9, 1967' — Wikipedia · openA
- John Wayne Airport — 'located in an unincorporated area of Orange County, and it is owned and operated by Orange County'; 'purchased through a land swap by the County of Orange in 1939 and remains under the county's ownership'; 'covers 504 acres' — Wikipedia · openA
- The Walt Disney Company FY2025 Form 10-K, Item 1 — 'The Disneyland Resort is located in Anaheim, California on approximately 550 acres of land'; 'the Company owned and operated three resort hotels and vacation club properties at the Disneyland Resort, with approximately 2,400 rooms' — US SEC / The Walt Disney Company · openA
- Disneyland Resort — 'Land purchases continued through the 1990s and the company now owns 489 acres (198 ha) and has long-term lease rights to develop an additional 52 acres (21 ha)' — Wikipedia · openA
- Irvine Company — 'The 93,000-acre (380 km2) Irvine Ranch remains the core holding of The Irvine Company. It encompasses almost one fifth of Orange County'; '44,000 acres … retained for development'; 'In 1961, the Irvine Company sold 990 acres to the University of California system for $1.00 … an additional 510 acres' — Wikipedia · openA
- Five Point Holdings, LLC FY2025 Form 10-K — Great Park Neighborhoods 'approximately 2,100 acre mixed-use planned community … on the former site of the U.S. Marine Corp's El Toro Air base'; up to ~11,800 homesites; 9,603 homesites sold by 31 Dec 2025; 'approximately 1,300 acre Orange County Great Park'; 37.5% percentage interest in the Great Park Venture — US SEC / Five Point Holdings · openA
- Angel Stadium — infobox 'Owner City of Anaheim; Operator Angels Baseball LP'; 'built on a parcel of about 160 acres' — Wikipedia · openA
- Irvine Spectrum Center — 'a lifestyle center developed by the Irvine Company, located in the Irvine Spectrum district on the southeast edge of Irvine' — Wikipedia · openA
- About Us — 'OC Parks encompasses regional, wilderness and historical facilities, as well as coastal areas throughout the County of Orange … Featuring 60,000 acres of parkland, open space and shoreline' — OC Parks (County of Orange) · openA
- Crystal Cove State Park — 'Crystal Cove State Park has 3.2 miles of beach, 2,400 acres of backcountry wilderness … and an offshore underwater area' — California Department of Parks and Recreation · openA
- Crystal Cove State Park — infobox 'Area 3,936 acres … Established 1979; Governing body California Department of Parks and Recreation' — Wikipedia · openA
- About the Area — Cleveland National Forest: 'Consisting of 460,000 acres (720 sq mi)'; 'divided into the Trabuco, Palomar and Descanso Ranger Districts and located in the counties of Riverside, Orange and San Diego' — USDA Forest Service · openA
- Rancho Mission Viejo — 'an active 23,000 acres (9,300 ha) ranch and farm, habitat reserve, residential community, and census-designated place in South Orange County'; 'The Reserve at Rancho Mission Viejo (a nearly 17,000-acre habitat reserve on the Ranch)'; Ranch Plan approved by the Orange County Board of Supervisors in 2004 — Wikipedia · openA
- About Us — 'the Irvine Ranch Natural Landmarks — over 40,000 acres of precious open space in Orange County … We actively manage these critically important areas in partnership with the City of Irvine, City of Newport Beach, OC Parks, and numerous other community partners' — Irvine Ranch Conservancy · openA
- Marine Corps Base Camp Pendleton — 'located in San Diego County … bordered by … San Clemente in Orange County to the north'; 'Area > 125,000 acres' — Wikipedia · openA
- FY2025 Forms 10-K checked for Orange County rows, none found: Kilroy Realty (krc-20251231), Hudson Pacific Properties (hpp-20251231), Alexandria Real Estate Equities (are-20251231), Federal Realty Investment Trust (frt-20251231), Macerich (mac-20251231). Text searched for 34 OC city names — US SEC / the five REITs · openA
- Irvine Company Terms of Use — 'Use any Website or Application … via automated devices, bots, agents, scraping, scripts, intelligent search or any similar means of access to the Content. Aggregate, copy, duplicate, publish, or make available any of the Content to third parties' — The Irvine Company · openA
- Building Permits Survey, County annual files co2024a.txt and co2025a.txt: Orange County, CA (FIPS 06-059), imputed and reported totals — U.S. Census Bureau · openA
- Lennar Corporation FY2025 Form 10-K — 'We own an indirect approximately 40% interest in FivePoint … Great Park Neighborhoods … We sometimes purchase properties from FivePoint' — US SEC / Lennar · openA
- Toll Brothers FY2025 Form 10-K (year ended 31 Oct 2025), Item 1 markets list — 'Los Angeles, California metropolitan area and Orange County' — US SEC / Toll Brothers · openA
- Tri Pointe Homes FY2025 Form 10-K — corporate offices 'located in Irvine, California'; founded 2009 as 'a Southern California fee homebuilder'; Merger Agreement of 13 Feb 2026 with Sumitomo Forestry Co., Ltd. — US SEC / Tri Pointe Homes · openA