Circlemark

Research & methodology

Notes on loan prospecting, maturities and the public record

How we find, verify, and keep current the loans behind every commercial property in New York City, Dallas–Fort Worth, Houston, Austin, and San Antonio — written for the brokers who use them.

  • Research

    Gas station, convenience store and car wash loans in New York and Dallas–Fort Worth: 864 on the record, who lends on them, and when they come due

    A data brief on the debt behind fuel retail in two markets: the 864 active mortgages of $1 million or more recorded against gas stations, convenience stores and car washes in New York City and Dallas–Fort Worth, how each county's own records identify the use (DOF building classes G3–G5 and GW, the Dallas and Collin appraisal rolls, the businesses on file in Tarrant and Denton), which lenders wrote them, and what the instruments say about when they come due.

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  • Tutorial

    How to use the Circlemark search: every filter, column and mark, from the maturity window to the Monday email

    A walkthrough of the signed-in search page for New York City and Texas: how the maturity window reads a stated date against an estimate, what each property-type, lender and borrower control matches, the New York-only co-op and rent-regulation filters, how to read a row's badges and the score, the map, and what Save search, Export CSV and the watchlist do on each plan — with the guide behind each control linked where the record itself is the question.

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  • New York CityResearch

    NYC ARM resets in 2027: what the riders say the rate becomes

    ICE counts 186,020 adjustable-rate mortgages resetting nationally in 2027. In New York City the recorded Fixed/Adjustable Rate Riders say what those loans re-set to: the initial rate, the index, the margin and the caps on 5,563 active $1M+ loans with a stated first rate change — 384 of them in 2027 and 361 in 2028. The margins, the cap forms that decide the first year, and the 1,346 riders that still name one-year LIBOR.

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  • Research

    Are banks back in commercial real estate lending? What the county record says (2026)

    The Mortgage Bankers Association says bank lending on commercial real estate rose 61% in a year. That is a survey. We counted every commercial mortgage of $1 million or more recorded in New York City and six Texas counties since January 2024 and typed each lender. Banks' share of closings rose from 57% to 63% in New York between the second quarters of 2025 and 2026, and from 61% to 66% in Texas. Bank closings grew by a third and a quarter while the whole market grew 21% and 16%. One bank is most of the New York move. The Texas gain went to Texas banks while two out-of-state banks in the middle of mergers halved.

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  • AustinResearch

    Austin is the best US city for renters. Here is the debt behind it: 802 apartment loans in Travis County, who wrote them, and when they come due

    A data brief on the debt side of Austin's renters' market: the 1,194 multifamily deeds of trust of $1 million or more recorded in Travis County since 2015, the 366 written in the 2021–2023 supply wave, the institutions that wrote them by type and by name, what has happened to those loans since, and the 29 apartment loans that state a maturity in the next twelve months — counted from the county clerk's record and the instruments themselves, the week Apartment List ranked Austin the best city in America to rent in.

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  • Guide

    Is this commercial loan in default? What the county record shows, and what it never does (2026)

    A broker asked us this week whether an 82-unit Dallas apartment loan was in default. The honest answer is the one every recorded loan gets: nothing has been filed against it. A missed payment never reaches a county clerk. What does reach the record, in what order, and how long it stays there differs between Texas and New York, and most of it arrives late. Here is what each filing means, what our three labels promise, and where the only public payment status lives.

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  • Guide

    Loan maturity leads: how CRE brokers source refinance deals before the balloon (2026)

    A loan maturity lead is a commercial mortgage coming due on a property whose owner you can reach. Lead vendors sell them by the month or by the piece; the county record gives them away, with the one fact no vendor shows — whether the loan is still there. Of 130 Dallas–Fort Worth apartment loans past a stated maturity this year, 62 already carry a newer mortgage on the same lot; in New York, where few instruments print a date, it is 19 of 49. How to source the leads, which are real, and when to call.

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  • TexasGuide · updated Oct 22, 2026

    Who lends on Texas commercial real estate: the 25 most active lenders in Dallas–Fort Worth, San Antonio and Austin (2026)

    The lenders behind 15,985 commercial mortgages recorded in Dallas–Fort Worth, San Antonio and Austin over the last three years, ranked by what they funded, by county, property type and loan size — and why no lender owns Texas the way one owns New York.

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  • New York CityGuide

    ACRIS commercial mortgage search: a broker's guide to the NYC register (2026)

    ACRIS indexes every mortgage recorded in Manhattan, the Bronx, Brooklyn and Queens, and it is free. It also indexes the wrong things for a broker: the document, not the loan; the amount, not the maturity; the satisfaction by a number nobody else uses. How to search it by building, by borrower and by lender, what to read in the result list, where the open-data mirror helps, and why no ACRIS search can produce a list of loans coming due.

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  • TexasGuide · updated Oct 19, 2026

    How to find the owner of a commercial property in Texas, even behind an LLC (2026)

    Texas is the opposite of New York: the state itself publishes who runs an LLC. The appraisal district names the owner of record and a mailing address, the Comptroller's franchise-tax search lists the officers and managers every LLC must report each year, and the deed of trust's signature page names who committed the entity to the loan. Where each one is, what it costs (one search is $1, the rest are free), and which one reaches a decision-maker.

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  • Guide

    How to read a recorded mortgage or CEMA: where the maturity, the rate, the consolidation and the signer are (2026)

    The county indexes a mortgage; it does not read it. Everything a broker needs after the amount — when the loan matures, whether the rate resets, what a consolidation actually consolidated, who signed for the borrower — is on a page of the scanned instrument, if it is anywhere. Where each one sits on a New York mortgage, a CEMA and a Texas deed of trust, with the share of instruments that state each fact.

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  • Tutorial · updated Oct 19, 2026

    How to find home builders' construction loans in public records: search by who the borrower is (2026)

    Every loan-prospecting tool filters by collateral — asset class, amount, maturity. A lender who wants custom home builders needs the opposite question answered: who is the borrower? Here is where that answer lives in the public record, how much of it there is, and a step-by-step worked in Dallas–Fort Worth — 1,456 active builder loans, 1,194 of them project-sized, a builders' roster matched against the record, the maturity and lender off the deed — with what carries over to New York and to markets we do not cover.

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  • Tutorial · updated Oct 23, 2026

    Look up when a commercial mortgage matures, by address (2026): one search, and the ACRIS and county-clerk steps behind it

    Type an address into the free maturity lookup and read every active recorded mortgage on the building: lender, amount, the maturity read from the document or an estimate marked ≈, a blanket loan counted once. Then the by-hand method it is running for you — New York City's ACRIS and the Texas county clerks step by step, where the date sits on the page, what to do when the document states none, and how to tell whether the loan is still open.

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  • Guide · updated Oct 21, 2026

    Commercial loans past their maturity date with no payoff recorded: why it happens and what to do about it (2026)

    In New York City, Dallas–Fort Worth, Austin and San Antonio, 3,134 commercial mortgages are past the maturity date printed on the recorded instrument and no satisfaction or release has been filed. About a quarter are refinanced loans whose release never reached the clerk. The rest are extensions nobody recorded, workouts nobody announced, and a few real maturity defaults. How to tell them apart from the county record, and what a broker should say when calling.

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  • Guide · updated Oct 21, 2026

    How to find maturing commercial loans in 2026: the three sources, the tools that search them, and a list you can pull today

    Every maturing-loan list is built from the same three sources: the county recorder, securitization disclosure, and a model. This is how to search each one yourself, what each can and cannot tell you, how the tools that package them compare on price and on whether they admit which dates are guesses, and where to pull a list for New York or Texas without an account.

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  • New York CityResearch · updated Oct 8, 2026

    NYC rent-stabilized building loans: 3,269 reach their five-year mark this year, into a rate hike and a rent freeze — and who still lends on them

    New York's recorded mortgages, joined for the first time to the rent-stabilized unit count on each building's Department of Finance tax bill and to the city's building class for co-ops. 24,875 active loans, $226B, sit on buildings with registered stabilized units; the largest cohort was written in 2021–22 at the bottom of the rate cycle, and 3,269 of those loans reach their five-year mark between now and October 2027 — into a Fed hike, a 5-year Treasury above 5% and a two-year rent freeze. Who lent in 2019 and who lends now, what happened to Investors Bank's co-op book, and how to read regulation off public records when no city roll records it.

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  • New York CityResearch

    NYC's 2026 maturity wall, lender by lender: the bank with the most loans coming due is the one pulling back from New York

    A data brief on the lenders behind New York City's 2026 maturity wall: 139 commercial mortgages of $5 million or more, $8.70B, whose maturity date is written into the recorded instrument and falls in the next twelve months, ranked by the institution that originated them and bucketed by lender type. One loan, the GM Building's, is a quarter of the dollars; by count the leader is Flagstar Bank, the former New York Community Bank — while it shrinks its New York book, the Fed raises rates and the city freezes stabilized rents.

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  • Dallas–Fort WorthResearch

    Why every warehouse in Denton and Tarrant County is filed as 'commercial' — and how we read past it (2026)

    Denton County showed 9 industrial loans. It has hundreds. Texas's two commercial classes put every warehouse, clinic and office under F1, and two of DFW's four districts publish nothing finer. What the codes mean, what vendors do with them, and how we estimate a type from the businesses on record.

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  • New York CityGuide · updated Oct 22, 2026

    Who lends on NYC commercial real estate: the 25 most active lenders (2026)

    The lenders behind 14,656 NYC commercial mortgages recorded in the last three years, ranked by what they funded, by borough and property type.

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  • Comparison · updated Oct 19, 2026

    Reonomy alternatives for CRE loan data: why the loans go missing, stale or wrong (2026)

    Brokers, lenders and investors who compared Circlemark with Reonomy, Crexi Intelligence and Capitalize.io kept describing the same four failures: loans that aren't there, loans paid off years ago still listed, maturity dates that were never in the record, and contacts for the wrong person. Each one has a mechanical cause inside the county record. Here is what it is, how to test any vendor for it, and how we handle it — including what we found wrong in our own list, and when.

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  • New York CityResearch · updated Sep 22, 2026

    NYC investor house loans in 2026: 27,000 mortgages over $1M on 1–4 family homes, and when their rates reset

    Brooklyn, Queens, the Bronx and Manhattan hold 27,286 active mortgages of $1 million or more on two- to four-family houses and single-family townhouses — $70.8 billion of investor debt that sits on no commercial loan list. We read the recorded Fixed/Adjustable Rate Riders. Here is who lent, when the fixed periods end, and how a broker works the list with the 10-year at 5%.

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  • Dallas–Fort WorthResearch · updated Sep 30, 2026

    DFW's 2026 maturity wall, county by county: $13.3B stated, $12.5B already past due

    A per-county data brief on Dallas–Fort Worth's commercial mortgage maturity wall — stated maturities only, read from the recorded deeds of trust: 1,197 loans and $13.3B coming due in 12 months across Dallas, Tarrant and Collin counties, 1,033 loans and $12.5B already matured and still open. Texas doesn't disclose the price. It does disclose the loan.

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  • New York CityResearch · updated Sep 10, 2026

    NYC's 2026 maturity wall, borough by borough: $5.9B stated, $2.5B already past due

    A per-borough data brief on New York City's 2026 commercial mortgage maturity wall — stated maturities only, read from the recorded instruments: 274 loans and $5.9B coming due in 12 months, 166 loans and $2.5B already matured and still open, 13 already carrying a distress filing. Every number traces to the record.

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  • Tutorial · updated Oct 23, 2026

    Ask Claude which CRE loans mature next year: Circlemark now provides an MCP connector

    Commercial mortgage maturity data now answers questions in plain English. How we put over 100,000 NYC loans inside Claude via the Model Context Protocol, what an AI assistant can and can't do with recorded-document data, and why the connector never presents a modelled maturity as a fact.

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  • Guide

    Where commercial mortgage maturity data actually comes from

    Every CRE maturity date in every data product traces to one of three sources: the county recorder, securitization disclosure, or somebody's model. What each one covers, what each one hides, and the questions to ask any vendor before you trust a date — with New York and Texas as the worked examples.

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  • New York CityGuide · updated Oct 13, 2026

    How to find the owner of a commercial property in NYC (2026)

    Find a NYC commercial property owner's name, title, email and phone from public records, even behind an LLC. Four city records, measured on 123,989 loans.

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  • New York CityResearch · updated Sep 21, 2026

    Why a third of every NYC 'commercial loan' list is somebody's apartment

    35% of the mortgages that clear a commercial dollar floor in New York City are condo units, co-ops and one-to-four family houses. Here is why the standard property-centric filter can't see them, the one ACRIS field that can, and what our own data looked like before and after we applied it.

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  • New York CityGuide · updated Aug 27, 2026

    Blanket mortgages in New York City: how to read a portfolio loan in ACRIS (and why brokers should care)

    One loan, many parcels. How blanket mortgages and portfolio loans appear in NYC public records, what a partial release signals, and how Circlemark surfaces 22,000 active portfolio loans across the four ACRIS boroughs.

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  • New York CityGuide · updated Oct 18, 2026

    How we monitor NYC commercial mortgage maturities for brokers in 2026 (and why ACRIS makes it hard)

    Where commercial mortgage maturity data actually comes from, why New York City's public records don't contain a maturity date, and how Circlemark turns recorded documents into a verified, weekly-refreshed list of loans coming due.

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