Visalia, California
Visalia's owner names are not online: Tulare County publishes its parcels under CC0 but strips out owners and values, the Assessor's and the City's own websites refuse automated readers, and the owners this record can name come from filings, public agencies and their own published accounts. Since the County's ArcGIS Online layers sit on a host whose robots.txt answers 403, parcel values now come from the Tulare County Assessor's own per-parcel pages (no owner names) and builders from the State's CEQAnet filings.
8 buildings · 5 with an owner established · 14 sources · 3 tier B · 5 tier A · prepared 2026-10-21
California has no public title register. Ownership is proved by deeds recorded with the Tulare County Assessor/Clerk-Recorder, and the Assessor keeps the roll of assessees. The Assessor's per-parcel pages (hosted by its vendor at common1.mptsweb.com) show roll values, property type, lot size and the current deed number, but no owner name; the County's open parcel layers sit on an ArcGIS Online host whose robots.txt answers 403. The Assessor's own site sits behind a Cloudflare challenge, so its data-sale terms and fees could not be read. Because Proposition 13 resets assessed value to the purchase price when a parcel sells, the roll tracks sale prices.
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 |
|---|---|---|---|---|
| Visalia Mall 2031 S Mooney Blvd 439,000 sq ft (182,000 mall shops + 257,000 anchors, Dec 2020) |
Retail | Brookfield Property REIT Inc. (formerly GGP) 90% (BPR's stated ownership share, Dec 2020) Brookfield Property REIT's 2020 10-K lists Visalia Mall, Visalia, CA, at 90% ownership, 93.8% leased, anchors Macy's and JCPenney, with a $67M fixed-rate mortgage at 3.71% maturing June 2021; Schedule III carries it at $99.0M gross ($11.9M land), acquired November 2010 (GGP's emergence from bankruptcy). Wikipedia: opened 1964 as California's first enclosed mall; bought by JP Realty in 1997. No later filing was opened on the 2021 maturity. |
REIT | —B |
| Visalia Municipal Airport (VIS) 9501 W Airport Dr |
Civic | City of Visalia Wikipedia's infobox gives the owner as City of Visalia and the use as public, citing the FAA airport record (use=PU, own=PU, effective 10 Aug 2023); one 6,562 ft runway (12/30), 32,500 aircraft operations in the year to March 2022 and 161 based aircraft. It began as Visalia Army Air Field. The City's own airport pages could not be read (Cloudflare block). |
Government | —A |
| Visalia Convention Center 303 E Acequia Ave 114,000 sq ft meeting space |
Civic | City of Visalia Wikipedia's infobox names the City of Visalia as owner; built 1972-73 for $4.5M and expanded in the 1980s and 1990s, with 114,000 sq ft of meeting space and capacity for 3,000. |
Government | —A |
| Visalia Fox Theatre 308 W Main St |
Institutional | Not established a paid title search would answer it Opened 27 Feb 1930 in the Fox chain, later run by Mann Theatres as a triplex, closed November 1996. Wikipedia: a community group, 'Friends of the Fox', 'took up the task of acquiring and restoring' it; reopened 20 Nov 1999 with 1,275 seats. No document opened names the entity now holding title, so the owner is left blank. |
Not established | —A |
| Kaweah Health Medical Center (formerly Kaweah Delta Medical Center) 400 W Mineral King Ave |
Institutional | Kaweah Delta Health Care District California's licensed-facility listing (CDPH, data dated 16 Oct 2026) names KAWEAH DELTA HEALTH CARE DISTRICT, entity type 'HEALTH CARE DISTRICT', as licensee of the 480-bed general acute care hospital at 400 W Mineral King Ave (Level III trauma), and of its mental health hospital, skilled nursing, hospice and dialysis sites in Visalia. Wikipedia: the district was formed by community vote in March 1961 and opened the centre in 1963 by leasing the former Visalia Municipal Hospital; towers were added in 2004 and 2009. A licence names the operator; no deed was read, hence tier B. |
Government | —B |
| College of the Sequoias (Visalia campus) 915 S Mooney Blvd 800 acres across the Visalia campus and the Hanford and Tulare centers |
Institutional | College of the Sequoias Community College District Wikipedia: a public community college in the California Community Colleges system, formerly Visalia Junior College, with 19,351 students; campus size 800 acres including the Hanford and Tulare centers. The district's legal name comes from the college's standing as a public community college district, not from a deed, hence tier B. |
Government | —B |
| The Darling Hotel (former Tulare County Courthouse) 210 N Court St |
Hotel | Not established a paid title search would answer it Wikipedia's Visalia article captions the former Visalia courthouse on Court Street and says that since 2020 it was remodeled into the Darling Hotel. No open source names the holding entity: the county's open parcel layers carry no owner names and the Assessor's site is behind Cloudflare. |
Not established | —A |
| Industrial plant at 2000 N Plaza Dr (Visalia Industrial Park) 2000 N Plaza Dr (APN 077-111-030) 326,700 sq ft building on 55.21 acres (Assessor) |
Industrial | Not established a paid title search would answer it The Tulare County Assessor's parcel page for APN 077-111-030 (light/general manufacturing, built 1987) shows $5.0M land and $25.4M structures ($30.4M land+improvements), plus $166.7M of fixtures and $6.3M of other personal property: $203.4M net assessed value. Current document 2005R95176, dated 31 Aug 2005. The page carries no owner name, and no filing opened ties a company to this APN; Wikipedia's employer list (VF Outdoor Distribution, Graphic Packaging, California Dairies, Amazon FAT2/HLA6) gives no addresses. |
Not established | —A |
The core land
The most valuable ground in the city, and what the public record says about it.
From the Tulare County Assessor's own per-parcel pages (common1.mptsweb.com, read 4 Nov 2026). Values are Prop 13 assessed land plus improvements, not market prices. The pages carry no owner names. City-wide totals from the County's 2022 parcel layer sit on a blocked host and are listed under unverified.
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.
No open Visalia dataset names landowners: the Assessor's parcel pages show values but no owner names, and the County's government-coded parcel counts sit on a blocked host (see unverified). Named public holders below come from their own records, licences or Wikipedia. Private holders could not be named from any open source.
| Name | Type | Holdings |
|---|---|---|
| City of Visalia Owner of Visalia Municipal Airport (FAA record via Wikipedia) and the Convention Center (Wikipedia). The City's ACFR and property inventory could not be read (Cloudflare block), so no city-wide count is given. Wikipedia lists the City as Visalia's fifth-largest employer (910). |
Government | Visalia Municipal Airport and the Convention CenterB |
| Visalia Unified School District Wikipedia: the district covers 214 square miles with 27 elementary schools, five middle schools, four comprehensive high schools, a continuation high school, an adult school, three charter schools, a newcomer language assessment center and a school for orthopedically handicapped students; established 1965 by unifying Visalia Union High School and its elementary districts. Which school parcels the district holds is not in any open source read. |
Government | 28,884 students (2020-21, NCES via Wikipedia)A |
| Kaweah Delta Health Care District CDPH licensed-facility list: the district holds the licences for the medical center, mental health hospital (1100 S Akers), skilled nursing (1633 S Court), D/P SNF, hospice and dialysis. Largest employer in Visalia (5,390, Wikipedia). The district's own facilities register was not read. |
Government | Licensee of 6+ Visalia facilities incl. 480-bed hospitalB |
| College of the Sequoias Community College District Wikipedia gives 800 acres including the Hanford and Tulare centers. The Assessor's page for the main campus parcel (095-100-008) shows 51.12 acres, property type 'Schools' (see core). |
Government | 800 acres across the Visalia campus and the Hanford and Tulare centersB |
| County of Tulare Visalia is the county seat (Wikipedia) and the County is the second-largest employer (3,437). The County government plaza and courts sit in the city, but no County property inventory could be read (tularecounty.ca.gov is behind Cloudflare). |
Government | Not countedA |
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.
Visalia permits about 700 homes a year, mostly detached houses: in 2025 the Census Bureau counted 544 single-family units ($204.6M), 26 two-unit buildings (52 units) and 2 buildings of five or more units (90 units). New tracts are largely by regional builders and land developers. The State's CEQAnet database names the company requesting each City of Visalia tentative map or annexation. Figures are lots on maps a company applied for, not homes built. Individual applicants are left out.
| Name | Type | Lots on tentative maps a company requested (CEQAnet, 2022-2026) |
|---|---|---|
| D.R. Horton CEQAnet names DR Horton as applicant for Pratt Family Ranch (247-lot map within a 544-home specific plan, 2023; Tier 3 map 5605, 293 lots, determination Nov 2025), Shepherds Ranch I and II (241 homes on 50 acres, 2022-23), Victory Oaks TSM 5586 (117 lots, 2022) and Pearl Woods TSM 5591 (273 lots on 67.7 acres, 2023). |
Public company | About 1,170 lots/homes across 5 projectsA |
| JPA Investments LLC CEQAnet lists JPA Investments, LLC as applicant for Belissa TSM 5587 (2023): 159 low- and 150 medium-density lots, a 168-unit apartment site of 7.15 acres and a 7.88-acre commercial site on 59.84 acres; annexation requested by engineer 4Creeks. |
Developer | 477 units on 1 map (Belissa)A |
| San Joaquin Valley Homes CEQAnet: Elliott TSM 5597 (225 lots on 59.13 acres, approved Oct 2024) and Blankenship Phase 3 TSM 5610 (36 lots, filed Oct 2026). |
Private company | 261 lots (2 maps)A |
| Quest Equity CEQAnet: Quest Equity, LLC requested annexation of 32.35 acres and Higgins Ranch TSM 5585 (174 lots, 2022). |
Developer | 174 lots (1 map)A |
| Woodside Homes CEQAnet: Barr & Wood TSM 5588, annexation and planned unit development on 69.35 acres, R-1-20 zoning (2023). |
Private company | 136 lots (1 map)A |
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Only one institutional landlord could be documented. Brookfield Property REIT's 2020 10-K lists Visalia Mall. The latest 10-Ks of about 40 other REITs (net-lease, shopping-centre, industrial, health-care, self-storage and manufactured-housing) mention Visalia nowhere in the main filing text, though their Schedule III exhibits were not all opened. The most valuable taxable ground is industrial: the Assessor values the Visalia Industrial Park plant at 2000 N Plaza Dr at $203.4M net, and no open source names its holder. Wikipedia's employer list names VF Outdoor Distribution, Graphic Packaging, California Dairies and two Amazon facilities.
| Name | Type | Floor area |
|---|---|---|
| Brookfield Property REIT Inc. (GGP) 2020 10-K: 93.8% leased; $67M mortgage at 3.71% due June 2021; Schedule III gross carrying amount $99.0M. |
REIT | 439,000 sq ft (Visalia Mall, 90%)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.
- The Tulare County Assessor's fees for roll extracts, ownership lists and deed copies: the Assessor's site (tularecounty.ca.gov/assessor) sits behind Cloudflare, so titleSearchFee and bulkOwnership are left null rather than guessed.
- Who holds the Visalia Industrial Park parcels at 2000 N Plaza Dr ($153.8M), 2500/2525 N Plaza Dr and 8711 W Riggin Ave. No open source ties an operator such as VF Outdoor or Amazon to an APN, and no lease or deed was read.
- Whether Visalia Mall's $67M mortgage (due June 2021) was refinanced, and whether Brookfield still holds 90%. Brookfield Property REIT stopped filing 10-Ks after 2020; brookfieldproperties.com and visaliamall.com were not used.
- The holding entity of the Darling Hotel (former courthouse) and of the Visalia Marriott and the hotel at 9000 W Airport Dr.
- The Visalia Fox Theatre's current title holder. Wikipedia credits 'Friends of the Fox' with acquiring and restoring it; no nonprofit filing was opened.
- City of Visalia's ten largest taxpayers and property inventory, normally printed in its ACFR. visalia.gov blocks automated readers.
- Railroad ownership through the city: the City's railroad centerline layer has empty NAME fields.
- Single-family-rental holders: no open source counts homes by institutional owner in Visalia.
- That 2000 N Plaza Dr is the highest-valued parcel in a City of Visalia tax-rate area ($153.8M land+improvements on the 2022 county layer; next an 87-acre industrial parcel at $58.3M and 1111 N Miller Park Ct at $51.6M) — previously from services2.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Government-coded parcels (taxability G00/G01/G50) in City of Visalia tax-rate areas: 777 parcels, 4,278 stated acres, $517.8M — by use: 'Gov Owner' 196 parcels/1,623 acres/$135.1M, 'Schools' 58/721 acres/$77.2M, 'Recreation (Gov Owner)' 36/313 acres/$41.1M, 'Water Storage/Ditch' 31/298 acres — previously from services2.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Farmland inside the city: 20 field-crop parcels (765 acres) and 18 nut-orchard parcels (330 acres) — previously from services2.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- City-wide roll totals: 45,067 parcels, $13.75B land+improvements, $76.8M personal property; 35,963 single-family parcels ($8.58B); 12,720 with the homeowners' exemption; 632 with mailing addresses outside California — previously from services2.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Visalia Industrial Park parcels at 2000 and 2500-2525 N Plaza Dr and 8711 W Riggin Ave together carry over $260M land+improvements (2022 layer) — previously from services2.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Kaweah Health main hospital parcel 093-204-018 coded taxability G00 at $15.8M (the Assessor page for that APN now shows 520 W Mineral King Ave, a 61,587 sq ft building of 2005, values blank) — previously from services2.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Visalia schools 2023-24: 40 active schools (36 VUSD-run + 4 charters), 28,279 students; Tulare County Office of Education runs a further 9 Visalia schools — previously from services2.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- West Star Construction: 448 lots on Carleton Acres Phase 1 (application 2021, 112 acres) — CEQAnet's Carleton Acres Specific Plan filings (up to 3,368 units on 507 acres) do not name the applicant — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Maracor Development: 3 deed-restricted apartment sites, 29.8 acres (Caldwell/Lovers 11.4 ac, K/Ben Maddox 10.8 ac, Demaree/Houston 7.6 ac; Planning Commission Jan 2023) — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
- Quest Equity's River Run map (160 lots) and San Joaquin Valley Homes' Sequoia Bend Units 1-2 (189 lots, final maps 2021) — CEQAnet carries River Run TSM 5592 without naming an applicant and has no Sequoia Bend filing — previously from services7.arcgis.com, whose robots.txt answers 403; no other open source found (2026-11-04)
Sources
- Tulare County Assessor (home page) — County of Tulare · blockedC
- Brookfield Property REIT Inc. Form 10-K for 2020 (property table, mortgage table, Schedule III: Visalia Mall) — US SEC EDGAR · openA
- Visalia Municipal Airport — Wikipedia · openA
- Visalia Convention Center — Wikipedia · openA
- Fox Theatre (Visalia, California) — Wikipedia · openA
- Visalia Mall — Wikipedia · openA
- Licensed and Certified Healthcare Facility Listing (health_facility_locations.csv, DATA_DATE 10/16/2026) — California Department of Public Health via CHHS Open Data Portal · openA
- College of the Sequoias — Wikipedia · openA
- Visalia, California — Wikipedia · openA
- Kaweah Delta Medical Center — Wikipedia · openA
- Building Permits Survey, places, West region, annual 2025 (Visalia, FIPS place 82954) — US Census Bureau · openA
- Tulare County Assessor property information pages (MBAP), per APN: property type, lot size, current document number/date, roll values, building square footage — Tulare County Assessor (hosted by Megabyte Property Tax Systems) · openA
- CEQAnet — City of Visalia lead-agency filings 2020-2026 (project applicant, lots/units, acres) — California Governor's Office of Land Use and Climate Innovation (CEQAnet) · openA
- Visalia Unified School District — Wikipedia · openA