Property & Real Estate

Tax Data, Ownership Analysis & Property Trends

Open Frederick | Data: Commissioner of Revenue 2021-2025

Key Metrics (2025)

Key Findings

i
LLC Ownership Growing
Unique LLCs increased 28% from 2,202 (2021) to 2,814 (2025). LLC-held property value grew 62% vs 58% overall growth.
!
Stonewall District Concentration
Stonewall has 18.6% LLC ownership (vs 7-10% elsewhere) and 36.5% of property value held by LLCs - primarily commercial/industrial corridor along I-81.
i
Commercial Property Dominated by LLCs
60% of commercial properties (Class 4) and 58% of multi-family (Class 3) are owned by LLCs, compared to only 7.6% of residential.
✓
Individual Ownership Remains Dominant
81% of properties and 73% of total assessed value is still held by individuals, indicating a healthy mix of local ownership.

Ownership Entity Distribution

Properties by Entity Type (2025)

Assessed Value by Entity Type (2025)

LLC Ownership Trend (2021-2025)

Total Assessed Value Growth

Entity Distribution by Property Class

Why This Matters

Different property classes show distinct ownership patterns. LLCs dominate commercial and multi-family properties where liability protection is crucial, while individuals predominantly own residential and agricultural land. Understanding these patterns helps identify investment trends and potential tax base concentration risks.

LLC Ownership % by Property Class (2025)

Top Property Owners

Top 20 Owners by Assessed Value (2025)

Rank Owner Entity Type Properties Total Value

Top Multi-Property Owners (10+ Properties)

Rank Owner Entity Type Properties Total Value Avg Value

Most Common Family Names (Individual Owners)

Top 15 Last Names by Property Count

Out-of-State Ownership

Property Ownership by State

Top Out-of-State Owners by Value

Owner State Properties Value

LLC Analysis

Understanding LLC Ownership

LLCs (Limited Liability Companies) are commonly used for real estate investment due to liability protection and tax flexibility. While legitimate for business purposes, high LLC concentration can indicate institutional investment, out-of-state ownership, or rental property consolidation. Frederick County has 2,814 unique LLCs owning properties worth $3.1B (16.3% of total value).

Top LLCs by Property Count

LLC Name Properties Total Value Classes

Top LLCs by Total Value

LLC Name Properties Total Value

LLC Ownership by District

LLC % of Properties by District (2025)

LLC Ownership Networks

What Are LLC Networks?

When multiple LLCs share the same mailing address, it often indicates common ownership or management. This analysis identifies addresses where 3 or more distinct LLCs receive their tax bills, revealing potential real estate investment groups, property management companies, or family holding structures. The top network controls $88.3M in property across 11 different LLCs (including Fort Collier Group LC).

Showing 50 networks

Property Investigations

TREX Company - Highest Value Single Property
Parcel 63--A--11062, Back Creek District (Clearbrook Industrial)
$44.69M
Land Value
$3,440,100
Improvements
$41,249,300
Classification
Class 4 (Industrial)
Zone
M2 (General Industrial)
Annual Tax
$214,509
Acreage
62.32 acres
About TREX: TREX Company Inc. is a leading manufacturer of composite decking and railing products, headquartered in Winchester, VA. This facility in the Clearbrook Industrial Park represents the county's highest value single property, reflecting the significant industrial presence in Frederick County.

Top Properties Summary

The county's highest-value properties are dominated by industrial and commercial facilities along the I-81 corridor. TREX Company leads with $44.7M, followed by Blackburn Commerce Center ($43.1M), SNH Clear Brook ($42.4M), and Ponte Gadea Compass ($42.3M). These top 10 properties together represent approximately 2% of total county assessed value.

Parcel Owner Land Value Improvements Total Value District
Rank Owner Properties Total Value Avg Value
Rank Owner Total Acreage Properties Total Value $/Acre