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Orchard Valley: No.1 taxpayer
Retail complex accounts for 1.7% of Mantecas property tax
Shoppers fill the Orchard Valley parking lot. - photo by HIME ROMERO

Poag & McEwen - owners of The Promenade Shops at Orchard Valley anchored by Bass Pro Shops - is the biggest payer of property tax in Manteca.

The retail complex at Union Road and the 120 Bypass accounts for 1.7 percent of Manteca’s taxable assessed value in property based on 2011 statistics. That translates into over $160,000 a year flowing into municipal coffers in the form of property taxes.  And since Manteca’s cut is just 11 percent of all property taxes collected on property within Manteca that means Poag & McEwen is paying in excess of $1.5 million in property taxes to all jurisdictions that collect on assessments in Manteca including San Joaquin County, Manteca Unified, South San Joaquin irrigation District, Delta College, and special districts such as mosquito abatement.

It also means the overall value of the property is pegged at around $150 million. And that doesn’t include JC Penney. The store that is part of the Orchard Valley complex is owned outright by that retailer that comes in as No. 11 on the Top 20 list of principal property taxpayers.

The information is gleaned from the 2010-11 audit report of city finances conducted by Maze & Associates.

Orchard Valley pays twice as much in property tax than the No. 2 entity on the list, the owners of the Stadium Retail Center anchored by Kohl’s Department Store. Pivotal 650 California St. LLC accounted for 0.88 percent of the taxable assets last fiscal year generating $9,200,379 in property taxes for the City of Manteca. That doesn’t include Costco that owns its own building on the western edge of the Stadium Retail Center Complex. Costco is tied for No. 6 on the top property taxpayers list along with Doctors Hospital of Manteca and Edward and Dolores Cardoza who own several local shopping centers.

No. 3 on the top property taxpayers list is Millard Refrigeration Services with 0.72 percent of the assessed value.

Of the 15 top property taxpayers, 11 have built in the past 10 years. Six of those developed in Manteca since 2005 when the housing bubble was hitting its peak. Without the six concerns, Manteca’s property taxes would be somewhere around $460,000 less than the current level of revenue.

To put that in perspective, that is the equivalent city property tax paid by 2,180 homes with an assessed value each of $175,000.

Essentially one percent of a typical property’s value is collected in taxes each year with 11 percent of that going to the city. So in the case of a $175,000 home not in a Mello-Roos district for Manteca Unified, the annual property tax bill in Manteca is $1,750 with $192.50 going to the city and the rest of other taxing jurisdictions.