# How to find the owner of a commercial property held by an LLC

How to find who owns a commercial property held by an LLC, using county records, state filings and deeds, with a real example.

By Viktor Smirnov, Co-founder, West Kite. Published 2026-10-30. Canonical: https://westkite.com/blog/find-owner-commercial-property-llc

> Short answer: look up the property on your county assessor's site to get the LLC's name. Search that exact name in the state business registry to find its filings. Then read the deed and any mortgage documents, where you'll often find a real person's name and a mailing address. Finally, use those clues to find the operating company and whoever handles the building.

LLCs exist partly to keep owners private, so you won't always get a name. You can often still get to the company behind it, and that's usually enough to start a conversation.

## Step 1: Get the LLC's exact name from the county

Search your county assessor's website for the address. Save four things: the owner's exact name, the parcel number, the tax mailing address and the date you checked.

Then find the deed. Depending on where you are, the recorder, county clerk or register of deeds holds it. Look at the buyer's name and the date, and make sure the legal description matches the building. If the assessor and the deed disagree, the assessor may simply be out of date, so check before you call anyone.

The tax mailing address is one of your best clues. It may lead to an operating company, though it can also be an accountant or an admin office.

## Step 2: Search the LLC in the state registry

Go to the Secretary of State's business search in the property's state and search the exact LLC name. If the LLC was formed in another state, like Delaware, check that state too.

What you get depends on the state. [New York](https://dos.ny.gov/faqs-corporations-business-entities), for example, doesn't keep member or manager names at all, so a blank there tells you nothing about the owner.

People on the filing aren't all owners. Here's how to read them:

| Name on the record | What it tells you |
|---|---|
| Owner of record | The legal entity that holds the property |
| Member or manager | Someone with a stated role in the LLC, often your best lead |
| Registered agent | Who accepts legal mail. Often a service company, not an owner |
| Organizer or signer | Who filed the paperwork. They might be a lawyer |
| Property manager | Who runs the building day to day. A good person to call |

If the filing names another company, search that one next, and keep going until you reach something with a website.

## Step 3: Read the deed and mortgage

Documents often show what a registry search won't. Look for signature blocks, "care of" addresses and the name of a managing company.

New York City's [ACRIS](https://www.nyc.gov/site/finance/property/acris.page) shows documents for Manhattan, Queens, the Bronx and Brooklyn back to 1966. Most counties have something similar.

Someone signing as an "authorized signatory" proves they signed that document. It doesn't prove they own the company or still work there. And a mortgage from 2015 tells you about 2015, so check for later records.

## A real example: 501 Seventh Avenue

Say the owner is listed as ESRT 501 Seventh Avenue, L.L.C. Here's how to connect it:

1. Search the exact name online. It appears on [Empire State Realty Trust's subsidiary list](https://www.sec.gov/Archives/edgar/data/1541401/000154140126000008/exhibit211listofsubsidiari.htm), filed with the SEC.
2. Go to the parent company's site. Empire State Realty Trust has a [page for 501 Seventh Avenue](https://www.esrtreit.com/properties/office/501-seventh-avenue1/) with its leasing contacts.

Now you know who to call. This doesn't prove current title, so check the deed history before you state ownership as fact. We didn't run a full title search here.

Public REITs are the easy case. For a private owner, the same trail might end at a family office or a local developer, and the mailing address is often what gets you there.

## Step 4: Find the right person to call

Who you want depends on why you're calling:

- A tenant requirement: the leasing team.
- A building operations question: the property manager.
- A possible sale: whoever handles acquisitions or dispositions.

Check the company's website first. If you need a direct number, here's [how to find an owner's phone number](https://westkite.com/blog/find-commercial-property-owner-phone-number).

Keep the opener simple: "I'm calling about 501 Seventh Avenue. Who handles office leasing?"

## Step 5: Find what else they own

Shared mailing addresses, similar LLC names and repeat signers can point to other buildings from the same owner. Treat those as leads until a filing or deed confirms them, because many unrelated LLCs share one registered agent or accountant.

## How long this takes

One building can take anywhere from ten minutes to a couple of hours, depending on the state and how many LLCs are stacked up. If you do this often, it's worth using a tool. West Kite [traces the chain from deed to person](https://westkite.com/product/ownership), shows the source for each step, and ownership research is unlimited on the plan.

## Frequently asked questions

### Can you find out who owns an LLC?

Sometimes. Some states publish members or managers, and others don't. Deeds, mortgages, SEC filings and company websites can fill the gaps. Some owners stay private no matter what you do.

### Is the registered agent the owner?

Usually not. A registered agent accepts legal documents for the LLC and is often a service company.

### Are property ownership records public?

Generally, yes. Assessor and deed records are public in most US counties, though online access and fees vary.

### What if I still can't find a person?

Call the property manager or leasing team. Or send a letter to the tax mailing address, since someone there is receiving the tax bills.