Homeowners may grumble about their property tax bills, but the biggest share of the burden falls on large agricultural and industrial companies across Benton and Franklin counties.

The properties listed below have the highest assessed values in each county. 

Keep in mind that assessed value is not the same as the total amount of taxes paid, but it is the figure used to calculate property taxes. The list is ranked by assessed value. 

Lamb Weston and BNSF

Lamb Weston and BNSF Railway rank high on both counties’ lists, appearing in the top five of each.

Lamb Weston, a potato processing company, ranks No. 1 in Benton County, with an assessed value of $309.2 million between multiple listings.

The company, headquartered in Eagle, Idaho, has more than 40 properties in Benton County, from its potato processing plant in Richland to agricultural land near Paterson to a Kennewick office building. 

In Franklin County, Lamb Weston comes in at No. 5, with an assessed value of $168.1 million from 25 different parcels, including ag land and potato storage buildings. 

BNSF Railway, a company which boasts 32,500 miles of rail across the western two-thirds of the U.S., ranks No. 2 in Benton County with an assessed value of $204.2 million. 

In Franklin County, it’s ranked No. 6 with an assessed value of $126.8 million. 

The company owns nearly 100 parcels in Benton County and about 70 in Franklin County.

Source: Counties’ assessor’s officesFranklin County

In Franklin County, Darigold Inc. tops the charts with an assessed value of $612.3 million. The dairy company opened the doors to its new Pasco processing plant in the summer of 2025. 

Second and fourth on the list are both Amazon-related: Project Oyster and Project Pearl, respectively. Those are the code names for the two massive warehouses on either side of South Road 40 East in Pasco.

Project Oyster, the warehouse at 1351 S. Road 40 East, has an assessed value of $197.5 million. It’s an over 1 million-square-foot warehouse that opened in 2024. 

The second, smaller warehouse, Project Pearl, is across the street and has an assessed value of $169.7 million. That warehouse, initially built in 2021 along with Project Oyster, still is not in operation. 

Amazon.com Services LLC comes in at No. 9 with an assessed value of $90.8 million, all from personal property, or equipment and other moveable assets.

Third on the Franklin County list is Reser’s Fine Foods Inc. with $178.6 million in assessed value. The company built a 274,000-square-foot plant in Pasco in 2022, used to transform potatoes, milk, butter and other ingredients into Reser’s ready-to-eat mashed potato products.

Simplot-RDO LLC, an Idaho-based agribusiness company with a Pasco processing facility, is No. 7 on the list with an assessed value of $112 million.

Local Bounti, under the name Grow Bounti Northwest LLC, ranks No. 8 with an assessed value of $99.7 million. The indoor agriculture company opened its Pasco facility growing lettuce and herbs in 2024. 

Broadmoor Properties LLC, which owns 26 mostly undeveloped properties west of Broadmoor Boulevard and south of Burns Road, is at No. 10 with an assessed value of $86.2 million. 

Benton County

In Benton County, the list went on to include Lineage PFS WA Richland RE LLC, which owns a 624,794-square-foot cold storage facility in the Horn Rapids area of Richland. The property has an assessed value of $175.7 million, putting Lineage at No. 3 on the list.

Fourth is Siemens Nuclear Power Corp., also known as Framatome, which owns a nuclear fuel production facility off of Horn Rapids Road in Richland. The assessed value of those properties is $171.9 million.

SMWE Propco Buyer LLC, associated with Ste. Michelle Wine Estates, is No. 5 on the list with $126.3 in assessed value. The company owns 10 agricultural properties in Benton County, most of them just south of the Columbia River from Desert Aire. The Wyckoff family of Grandview, owners of Wyckoff Farms and Coventry Vale Winery, bought all of Ste. Michelle Wine Estates’ brands, facilities and vineyards in December. 

Farmland Reserve Inc. comes in at No. 6 with hundreds of parcels of agricultural land throughout Benton County with an assessed value of $122.7 million. The company is an auxiliary of The Church of Jesus Christ of Latter-day Saints and invests in agriculture to financially support the church. 

Columbia Mall Partnership, which owns the several properties making up the mall at 1321 N. Columbia Center Blvd., Kennewick, is at No. 8 with an assessed value of $91.4 million. 

At No. 9 is Kennewick Holdings LLC with an assessed value of $84.1 million. The company owns the land at 3810 Plaza Way, Kennewick, where Trios’ Southridge hospital is. 

Last on the list is Edward Rose Millennial Development LLC at No. 10 with an assessed value of $82.2 million. The company owns the apartment complex between Ridgeline Drive and Interstate 82 in Kennewick, made up of more than a dozen different buildings.