Sioux City, Iowa
Sioux City's owners of record are public parcel by parcel - the County Treasurer's statewide tax portal names the deed holder of every taxable parcel - but there is no open bulk roll, so this record is built one owner and one address at a time.
11 buildings · 11 with an owner established · 19 sources · 8 tier A · 3 tier B · prepared 2026-11-03
Can you find out who owns it?
Iowa keeps no title register; ownership is read from deeds recorded with the county recorder and from the assessor's roll. In Sioux City the City Assessor values property and Woodbury County's Auditor & Recorder keeps the deeds; the assessors' parcel search runs on Schneider's Beacon, which bars AI crawlers, but the Treasurer's free tax search on iowatreasurers.org names the owner, mailing address, legal description and annual tax of each parcel. Every non-exempt sale must carry a Declaration of Value stating the full price (Iowa Code 428A.1), and transfer tax of $1.60 per $1,000 above the first $500 is printed on the deed.
Is ownership public?An open dataset names the owner
Cost of one title searchOwner of record free (Woodbury County Treasurer search on iowatreasurers.org; assessor search on Beacon). Recording a deed: $7.00 first page plus $5.00 each additional page, plus a $5.00 Auditor's fee per addition, section or block (e.g. $12.00 for one page, one block). Recorder index and images free to registered users of Iowa Land Records and on the Cott online index.
Bulk ownership dataNone published
Sale pricesEvery sale, with its address
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 |
|---|---|---|---|---|
| Hard Rock Hotel & Casino Sioux City (Battery Building) 111 3rd St |
Hotel | SCE Partners LLC (subsidiary of Churchill Downs Incorporated) The Treasurer's roll names SCE PARTNERS LLC, 111 3rd St, as owner of five parcels on the Sioux City Entertainment plat (lots 1, 3, 4, 5 and part of lot 1; one at 301 Douglas St), with 2025 taxes of $1,780,432 - $1,720,204 on the main lot. Churchill Downs' 2025 Exhibit 21 lists 'SCE Partners, LLC' (Iowa). Wikipedia: opened 1 Aug 2014 in the 1905-06 Simmons Hardware warehouse; Peninsula Pacific bought out Warner Gaming in Oct 2020 and sold to Churchill Downs in 2022. On 29 Jul 2026 CDI said it 'is exploring various options to sell' regional casinos including 'Hard Rock Hotel & Casino in Iowa'. Lot 2 on the same plat is held by Eliades Investments LC. |
Public company | —A |
| Seaboard Triumph Foods pork plant 5555 Seaboard Triumph Pkwy |
Industrial | Seaboard Triumph Foods LLC 50% Seaboard Corporation; Triumph Foods LLC the joint-venture partner (Seaboard 10-K) The roll names SEABOARD TRIUMPH FOODS LLC at 5555 Seaboard Triumph Pkwy, an irregular tract on Brassfields Island (sec. 24-88-48), with 2025 taxes of $3,587,040 - the largest single tax bill this record found in Sioux City. Seaboard's 2025 10-K: 'Seaboard has a 50% investment in Seaboard Triumph Foods, LLC ("STF"), which operates a pork processing plant in Iowa', with Triumph Foods its partner. The City's 2020 ACFR (via Wikipedia) ranked STF the second-largest employer (2,400). |
Private company | —A |
| Downtown hospital campus (former MercyOne Siouxland Medical Center) 801 5th St |
Institutional | Northwest Iowa Hospital Corporation The roll names NORTHWEST IOWA HOSPITAL CORPORATION, mailing address 1776 West Lakes Pkwy Ste 400, West Des Moines, as owner of four exempt parcels at 801 5th St and 19 more nearby (Jones, Jackson, Jennings, 5th, 6th and Nebraska Sts) plus three on Sergeant Rd/Sunnybrook Dr - 23 parcels in all. Iowa HHS's trauma-facility list now shows 801 5th Street as 'UnityPoint Health St. Luke's Downtown - Level III', and its MercyOne Siouxland Medical Center page redirects there. So the operator has changed, but the roll (updated 2 Nov 2026) still carries the earlier owning corporation; no deed or price was read. |
Institution | —B |
| UnityPoint Health - St. Luke's Regional Medical Center 2720 Stone Park Blvd |
Institutional | St. Luke's Medical Center of Sioux City (UnityPoint Health) The roll carries the Stone Park campus under several forms of the same name - ST LUKES MED CENTER OF S C, ST LUKES MEDICAL CENTER, ST LUKES MEDICAL CTR OF SC, ST LUKES REGIONAL MED(ICAL) CENTER/CTR and ST LUKES HEALTH SYSTEM INC - all at 2720 Stone Park Blvd: nine parcels on Peirce's and Higman's Pierce St additions, the main ones exempt. Wikipedia (UnityPoint Health): St. Luke's Regional Medical Center of Sioux City joined Iowa Health System, now UnityPoint, in 1996. The City's 2020 ACFR ranked UnityPoint-St. Luke's sixth employer (1,500). |
Institution | —B |
| Southern Hills Mall 4400 Sergeant Rd 1,235,260 sq ft · 1 floors |
Retail | Southern Hills Mall Realty Holding LLC The roll names SOUTHERN HILLS MALL REALTY HOLDING LLC, 1010 Northern Blvd Ste 212, Great Neck NY, as owner of three parcels at 4400 Sergeant Rd (Tract H 16.70 ac, Tract G 1.38 ac and part of Tract I). Wikipedia names Kohan Retail Investment Group as owner and manager; the roll does not name Kohan, and the LLC-to-Kohan link rests on Wikipedia. Opened 5 Mar 1980 for $21M, developed by General Growth; anchors JCPenney, Tilt Studio, Ashley, Furniture Mart and Scheels; Sears closed in 2019. |
Private company | —B |
| City Hall 405 6th St |
Civic | City of Sioux City The roll names CITY OF SIOUX CITY, PO Box 447, 405 6th St, as owner of the City Hall parcel (Sioux City East lots 6-8, block 4); exempt, $0 tax. |
Government | —A |
| Tyson Events Center (Gateway Arena 2003-2019) 401 Gordon Dr |
Civic | City of Sioux City The roll names CITY OF SIOUX CITY as owner of the irregular riverfront tract at 401 Gordon Dr, exempt. Wikipedia: owner City of Sioux City, operated by Oak View Group; opened 17 Dec 2003 at a cost of $53 million; about 10,000 seats for concerts. |
Government | —A |
| Woodbury County Courthouse 620 Douglas St |
Civic | Woodbury County The roll names WOODBURY COUNTY, 620 Douglas St, as owner of Sioux City East lots 3-5, block 4 - exempt, $0 tax. Wikipedia: built 1918 to designs by William L. Steele with Purcell & Elmslie in the Prairie School style; a National Historic Landmark since 1996. It shares block 4 with City Hall (lots 6-8, City of Sioux City). |
Government | —A |
| Sioux Gateway Airport (Brig. Gen. Bud Day Field) 2403 Aviation Blvd |
Civic | City of Sioux City The roll names CITY OF SIOUX CITY as owner of the airport tract at 2403 Aviation Blvd (government lots in 24-88-48), exempt. A building on leased land at the same address is assessed to ORACLE AVIATION LLC (Houston), with 2025 taxes of $197,346 - the roll's 'B/LL' (building on leased land) entry, 'legal on lease 2024'. Wikipedia: 2,460 acres, 'owned and operated by the city of Sioux City and governed by a seven-member Airport Board of Trustees' (its infobox says 'Sioux Gateway Airport Authority'; the roll settles it for the City). Home of the Iowa Air National Guard's 185th Air Refueling Wing; separate tracts nearby are held by The United States of America. |
Government | —A |
| Office tower at 600 4th Street 600 4th St |
Office | 4th Street Centre LLC The roll names 4TH STREET CENTRE LLC, 600 4th St Ste 310, as owner of lots A and B of the replat of part of block 23, Sioux City East, with 2025 taxes of $322,296; lot C of the same replat is assessed to Northwestern Natl Bank of SC ($5,976). Ho-Chunk Capital Real Estate gives Ste 815 of the same building as its mailing address. The building's name and the LLC's members were not established from an opened source. |
Private company | —A |
| Badgerow Building 622 4th St |
Office | BadgerowOwner LLC The roll names BADGEROWOWNER LLC, 622 4th St, as owner of the parcel (irregular easterly part of lot 10 and lots 11-12, block 23, Sioux City East), with 2025 taxes of $249,658. Wikipedia: twelve stories and 169 ft, completed 1933 in Art Deco to designs by K. E. Westerlind, 'the tallest building in Sioux City for many years'; on the National Register since 1982. It stands on the same block 23 as the 600 4th St tower. The LLC's members were not established. |
Private company | —A |
2
The core land
The most valuable ground in the city, and what the public record says about it.
Downtown's valuable ground sits on a few blocks between the Missouri riverfront and 6th St: the casino plat on 3rd St, block 23 on 4th St (two office towers), the hospital blocks around 5th and Jones, and the civic block 4 (City Hall and courthouse). With no open bulk roll, these figures are single parcels' 2025 taxes from the Treasurer's roll, not assessed totals.
Largest tax bill found$3,587,040
Seaboard Triumph Foods LLC, 5555 Seaboard Triumph Pkwy, 2025 taxes payable 2026-27 (Treasurer roll, updated 2 Nov 2026).
Largest downtown tax bill found$1,720,204
SCE Partners LLC, Sioux City Entertainment lot 1, 111 3rd St (Hard Rock); $1,780,432 across its five parcels.
Downtown office towers$322,296 and $249,658
4th Street Centre LLC (600 4th St) and BadgerowOwner LLC (622 4th St), both on block 23, 2025 taxes.
New homes permitted, 2025202 units
110 single-family ($34.4M), 4 units in a 3-4 unit building and 88 in five 5+ unit buildings (Census BPS).
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.
Public bodies hold the civic core and much river and rail land; with no open bulk roll they cannot be ranked by area. The City owns City Hall, the Tyson Events Center and the 2,460-acre airport; the County holds the courthouse on the same block; the State's parcels are mostly Iowa DOT right of way and DNR land along the Big Sioux; the federal government holds the Air National Guard tracts by the airport and 320 6th St downtown. BNSF is the largest private holder of parcels found. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals.
| Name | Type | Parcels found in Sioux City (floor) |
|---|---|---|
| City of Sioux City Mails to PO Box 447, 405 6th St. Named on the airport tract (2403 Aviation Blvd), City Hall (405 6th St), the arena tract (401 Gordon Dr) and park land such as Woodbury Heights Park Area (3801 W 4th St), all exempt. A count could not be taken: the name search for 'CITY OF SIOUX CITY' returns 50 fuzzy matches, mostly churches, lodges and companies with 'of Sioux City' in their names. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Government | Sioux Gateway Airport (2,460 acres per Wikipedia), City Hall, Tyson Events Center, parksA |
| BNSF Railway Company Listed as BNSF RAILWAY CO (156 parcels, $186,262), BNSF RAILWAY COMPANY (3), BNSF RAILROAD and BNSF RAILWAY CO PROPERTY. The largest holding of parcels by any owner this record found. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Public company | 161 parcels; $191,982 in 2025 taxesA |
| Union Pacific Railroad As UNION PACIFIC RR. Chicago Central & Pacific RR Co (Canadian National) holds one exempt parcel. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Public company | 57 parcels; $8,696 in 2025 taxesA |
| MidAmerican Energy Company As MIDAMERICAN ENERGY COMPANY (19) and MIDAMERICAN ENERGY CO (12). Utility generating and network property is mostly assessed by the State, so these are the locally assessed parcels only. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Public company | 31 parcels; $10,496 in 2025 taxesA |
| State of Iowa (Iowa DOT, Iowa DNR, Armory Board) Iowa DOT right of way along Gordon Dr (Ames mailing address), DNR land on Sioux River Rd, Malloy Rd, Wilson St and Eileen St, and Armory Board State of Iowa on 2nd Mech Dr by the airport. All exempt. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Government | at least 15 parcels in the cityA |
| United States of America Irregular tracts on Harbor Dr and in 31-88-47 / 36-88-48 by the airport, one mailed to 3200 2nd Mech Dr and one to the Air Force Civil Engineer Center at JBSA-Lackland, TX: the Air National Guard base of the 185th Air Refueling Wing. Downtown, the United States of America holds Sioux City East block 8 at 320 6th St. All exempt. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Government | at least 3 tracts in the cityA |
| Woodbury County (and County authorities) Woodbury County (620 Douglas St, courthouse), Woodbury County Treasurer (822 Douglas St), Woodbury County Law Enforcement Center Authority (3701 28th St) and Woodbury County at 4720 Military Rd; the Conservation Board holds rural land outside the city. All exempt. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Government | Courthouse block plus Law Enforcement Center, Treasurer's office and conservation landA |
| Sioux City Community School District Under SIOUX CITY COMMUNITY SCHOOL and SIOUX CITY COMMUNITY SCHOOL DISTRICT IN THE COUNTIES OF WOODBURY AND PLYMOUTH; the search returned only these two within the city, so the district's full holding is not established. The City's 2020 ACFR ranked the district third employer (2,370). Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Government | parcels found at 2101 Outer Dr N and 4198 Cheyenne BlvdA |
| Briar Cliff University Campus at 3303 Rebecca St (a 25.5-acre tract) under BRIAR CLIFF COLLEGE and BRIAR CLIFF UNIVERSITY, plus lots on Plum Creek Rd, W 41st St and Hamilton Hills; an 8.5-acre tract at the same address is held by the Diocese of Sioux City. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Institution | 6 parcelsA |
| Morningside University 25 parcels still under MORNINGSIDE COLLEGE (2025 taxes $260) and 2 under MORNINGSIDE UNIVERSITY ($14,330). Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Institution | 27 parcelsA |
| Western Iowa Tech Community College WESTERN IOWA TECH holds the S 1/2 NW of 36-89-47 at 4647 Stone Ave, exempt. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals. |
Government | campus at 4647 Stone AveA |
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.
Sioux City builds few homes: the Census Bureau counted permits for 110 single-family houses ($34.4M), one 3-4 unit building (4 units) and five buildings of five or more units (88 units) in 2025 - 202 units in all. Building is done by local firms. No league table exists, the City's permit pages publish no builder lists, and the Treasurer's search finds builders only by name, so the figures below are parcels held in builder-named entities, not homes built. Builders whose company name is a person's full name are left out.
| Name | Type | Parcels held in Sioux City (Treasurer roll) |
|---|---|---|
| BSR Builders LLC The largest builder-named holding the search found. |
Private company | 2 parcels; $27,264 in 2025 taxesA |
| Ferdig Custom Builders LLC | Private company | 1 parcelA |
| Angerman & Meinen Builders LLC | Private company | 1 parcelA |
| Landmark Builders Southwest LLC | Private company | 1 parcelA |
| Sioux River Townhomes LLC A townhome entity, not shown to be a builder. |
Developer | 1 parcel; $14,058A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Sioux City's largest private property is industrial and retail, not office. By 2025 tax bill the biggest owners found are the Seaboard Triumph pork plant ($3.59M), the Hard Rock casino ($1.78M) and Walmart ($1.06M on two stores); downtown offices pay a few hundred thousand dollars each. No office REIT or SFR platform appeared: searches for Realty Income and VineBrook returned nothing in Woodbury County. Figures are 2025 taxes payable 2026-27 on the Treasurer's roll, not values. Counts are parcels the Treasurer's name search returned inside Sioux City; the search returns at most about 50 name matches and pages of 10, so they are floors, not roll totals.
| Name | Type | 2025 property tax (payable 2026-27) |
|---|---|---|
| Seaboard Triumph Foods LLC Pork plant at 5555 Seaboard Triumph Pkwy; 50% owned by Seaboard Corporation (10-K). |
Private company | 1 parcel; $3,587,040A |
| SCE Partners LLC (Churchill Downs) Hard Rock Hotel & Casino Sioux City; a Churchill Downs subsidiary that CDI said in July 2026 it is exploring selling. |
Public company | 5 parcels; $1,780,432A |
| Wal-Mart Real Estate Business Trust As WAL-MART REAL ESTATE BUSINESS (Prop. Tax Dept #0555): two parcels taxed $1,058,684 together and one $4,328. |
Public company | 3 parcels; $1,063,012A |
| Menard Inc MENARD INC; parcels under individuals with the surname Menard returned by the same search are excluded. |
Private company | 1 parcel; $407,900A |
| 4th Street Centre LLC Office tower at 600 4th St. |
Private company | 1 parcel; $322,296A |
| BadgerowOwner LLC Badgerow Building, 622 4th St. |
Private company | 1 parcel; $249,658A |
| Hy-Vee Inc Only one parcel came back under HY-VEE INC. Other stores may be held by other entities or leased; not established. |
Private company | 1 parcel found; $197,052A |
| AMERA SL of Sioux City LLC 707 4th St (Sioux City East block 13), mailing address Cumming, GA. The first half ($96,466) is shown unpaid and past due, with $2,894 interest since 1 Oct 2026. The roll does not name the property's use. |
Private company | 1 parcel; $192,932A |
?
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 stands behind Southern Hills Mall Realty Holding LLC: Wikipedia names Kohan Retail Investment Group; the roll gives only a Great Neck, NY mailing address, and no filing or deed was read.
- Whether title to the 801 5th St hospital campus has passed from Northwest Iowa Hospital Corporation (the MercyOne-addressed owner on the roll) to UnityPoint/St. Luke's, as the State's trauma-facility listing for 'UnityPoint Health St. Luke's Downtown' at that address suggests. No deed or price was read.
- The name of the 600 4th St office tower and the members of 4th Street Centre LLC and BadgerowOwner LLC.
- The use of 707 4th St (AMERA SL of Sioux City LLC) - likely a downtown hotel beside the Convention Center, but no opened source names it.
- Owner of record of the Sioux City Convention Center (801 4th St): the address search returned no parcel at that address.
- Ranked holdings (parcel counts, acres, values) for the City, School District, County and housing authority: the Beacon assessor search and its sales and values are closed to this research (robots), and the Treasurer search is capped.
- Sale prices: Iowa requires a Declaration of Value, and the assessors publish sales on Beacon, but Beacon was not read and the Recorder index (Iowa Land Records) did not respond.
- The City's ACFR principal-taxpayer table: its links on sioux-city.org now return 404, the DocumentCenter folder loads by script, and auditor.iowa.gov robots disallows /reports/.
§
Sources
- Parcel Number Search, Woodbury County (owner, owner address, property address, legal description, 2025 taxes payable 2026-27; 'Last Updated 11/2/2026') — Woodbury County Treasurer via Iowa Treasurers (ISCTA) portal · openA
- Assessor (Sioux City) department page - links the property search to Beacon — Woodbury County · openA
- Recorder - Recording Fees — Woodbury County Auditor & Recorder · openA
- Recorder - Land and Records Management (index and images 1972-present; Iowa Land Records and Cott online index free to view) — Woodbury County Auditor & Recorder · openA
- Transfer Tax Calculator ('based on $1.60 per thousand and the first $500 is exempt') — Woodbury County Auditor & Recorder · openA
- Real Estate Transfer - Declaration of Value Instructions (Iowa Code 428A.1) — Iowa Department of Revenue · openA
- Churchill Downs Inc. Form 10-K for 2025, Exhibit 21 (subsidiaries) - lists 'SCE Partners, LLC | Iowa' — Churchill Downs Incorporated via SEC EDGAR · openA
- Churchill Downs Inc. Form 8-K, 29 Jul 2026, Item 8.01 Strategic Alternatives — Churchill Downs Incorporated via SEC EDGAR · openA
- Hard Rock Hotel & Casino Sioux City — Wikipedia · openA
- Southern Hills Mall — Wikipedia · openA
- Seaboard Corporation Form 10-K for 2025 ('Seaboard has a 50% investment in Seaboard Triumph Foods, LLC ("STF"), which operates a pork processing plant in Iowa') — Seaboard Corporation via SEC EDGAR · openA
- Trauma Care Facility: UnityPoint Health St. Luke's Downtown - Level III, 801 5th Street (the former MercyOne Siouxland Medical Center location URL redirects here) — Iowa Department of Health and Human Services · openA
- Tyson Events Center — Wikipedia · openA
- Sioux City, Iowa (top employers table from the City's 2020 ACFR) — Wikipedia · openA
- Sioux Gateway Airport — Wikipedia · openA
- Woodbury County Courthouse — Wikipedia · openA
- Badgerow Building — Wikipedia · openA
- Building Permits Survey, 2025 annual place file, Midwest Region (Sioux City, place 73335) — US Census Bureau · openA
- UnityPoint Health (St. Luke's Regional Medical Center of Sioux City joined Iowa Health System in 1996) — Wikipedia · openA