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Data notes

Every change that moved a count, dated

Every change that moved a count, widened coverage or altered a definition, dated when it reached production. Feature work is not listed. If a number in a saved search changed and you want to know why, the answer is usually here.

Each note says what changed in what you see, then why, in the record's own terms. A note tagged with a market is confined to it; an untagged note touches every market. How the data is built, and what it can and cannot say, is on the methodology page.

34 notes on Dallas–Fort Worth, counting the notes that touch every market. Show every market.

October 2026

  • Securitized-loan disclosures had not been read since mid-September

    The nightly read of securitization disclosures — the monthly servicer reports that give a conduit loan its payment status, special-servicing flag, balance and prepayment dates — failed every night from September 13 to October 23. A loan known from those reports kept the status it had in mid-September: a transfer to special servicing or an extension reported since then did not reach it, and no loan disclosed for the first time in that window was added. The cause was a county listed ahead of its launch, not the filings; the Freddie Mac disclosure read stopped the same way on October 20. Both are running again and the six weeks of reports are being applied, so every figure drawn from them will move as they land. Recorded loans were unaffected: the county record is read weekly and never stopped.

  • Lender names reviewed by hand: mergers, vehicles and non-lenders

    Lender rankings, the lender search and the lender pages now reflect a hand review of every lender whose recorded names share a website — 93 groups, decided one by one against the bank regulators' records and the lenders' own filings. A bank's former name counts under its successor: Flushing under OceanFirst, Veritex and Cadence under Huntington, Independent Financial under SouthState, and every spelling of Dime under Dime. A fund's lending vehicles count under the firm that runs them, and three vehicles that had been credited to the wrong firm are now under the right one. Thirteen names that lend nothing — loan servicers, bank trust departments, bond trustees, reverse-mortgage lenders — are out of the rankings. A lender's count can move either way; its loans did not. Lenders by county.

  • Gas stations, convenience stores and car washes can be filtered

    A retail loan now carries a sub-type where the record names one — gas station, convenience store or car wash — shown on the row and the property page, offered as a filter under Retail, and returned by the connector. As of October 24 there are 864 active loans on fuel retail: 278 gas stations, 298 convenience stores and 288 car washes; 810 are single-site loans under $25 million, $2.68 billion of principal, and 54 are chain-level facilities of $25 million and up whose stated amount is the chain's commitment, counted and never summed. 708 are in Dallas–Fort Worth, where they are 13% of retail loans, and 156 in New York, where they are 4%. In New York the sub-type is the Department of Finance building class, in Dallas and Collin counties the district's own description and use code; in Tarrant and Denton, whose districts publish no building class, it is estimated from the businesses on record at the address and shown with ≈, like the property type. Houston, Austin and San Antonio offer none, because their rolls record no class. Used-car lots in New York, filed under the class beside car washes, read as car washes on the first day and have gone back to the type their land use gives them. How the sub-type is read.

  • A prepayment lockout's end is no longer shown as the open date

    1,832 securitized loans — conduit loans known from their trust's disclosure — had shown "Prepay opens" with a date about two years after closing. That date is the end of the lockout, the first day the loan may be defeased or prepaid with yield maintenance, and the premium is still owed then; the open window, when the loan can be repaid at par, is typically the last few months before maturity. The loan now says "Lockout ends" for the first and keeps "Prepay opens" for a disclosed open date, and the connector returns them as two fields. 1460 Broadway's $200 million conduit loan, maturing November 2026, had read as open to prepayment since January 2019.

  • Borrower keywords match whole words

    A borrower keyword now matches a whole word in the borrower's name or the owner of record, not a run of letters inside one: "Shell" no longer returns a loan whose owner of record is a Shelley, and "Park" no longer returns every Parker. Plurals still match, and a hyphen, space or apostrophe inside a name is read loosely. A saved search with borrower keywords can return fewer loans than it did; the ones that dropped were never the firms named. The single-name borrower box is unchanged.

  • Disclosed loans no longer name a form word as the borrower

    199 loans known only from an agency or securitization disclosure had shown "SPE", "SAE", "N/A" or "LP" as the borrower and now show none. The disclosure prints the borrower's legal form — single-purpose entity — where its circular names no sponsor, and a two- or three-letter form word is not a name: in a contact lookup it could have matched everyone filed under it. The Westwind Cooperative loan at 175 West 93rd Street was one.

  • County lender pages now count the county, not the metro

    The public county lender pages (Who lends on commercial real estate in Brooklyn, Dallas County, and so on) now headline the closings and lenders recorded in that county. From October 16 to 21 each page printed its whole metro's figures as the county's: Brooklyn's page said 17,500 closings, which was all of New York City. The ranking of lenders was by their closings in the county throughout, so the order was right and the totals were not. Each cut by property type or size is likewise counted in the county, and a lender with no closing there no longer fills a row. Lenders by county.

  • Texas

    A company's credit line secured on its real estate is badged, not counted as a property loan

    A Texas deed of trust sometimes pledges a company's real estate for its revolving credit facility or secured notes — a refiner's terminal, a cold-storage operator's plants, a home builder's or iBuyer's house-inventory line. It is a real lien with a stated amount and maturity, but the amount is the facility's ceiling and the collateral is the company, and nobody refinances one property out of it. Those deeds are now badged Corporate credit facility in search and on the property page and left out of the stated-dollar headlines; they stay in the list because the lien is real. The badge is set only by hand: the document reading nominates a deed, and the 585 Dallas–Fort Worth financings it nominated were read on October 13, with a REIT's or a retailer's borrowing against its own buildings kept as property debt. Houston, Austin and San Antonio have not been reviewed yet.

  • Texas

    Texas modifications and extensions now reach their loans

    Thousands of Dallas–Fort Worth loans now show as modified, where a few dozen did. A modification, extension or assumption is recorded as its own document, and the four DFW clerks do not cite the loan it changes, so of the 104,683 filed since 2015 only 71 had ever found their loan. They are now matched through the property and the borrower's name, the way a release is: 6,906 of Dallas County's 38,246 filings, 3,761 of Collin's 21,833, 2,653 of Denton's 19,122 and 1,455 of Tarrant's 25,482. A loan is often modified more than once, so the loans are fewer than the filings. The flag changes no date and no amount: it says the terms on file were changed afterwards, and a loan past its stated maturity that carries one was probably extended. Among loans past a stated maturity with no payoff recorded, 240 of 3,078 now show a recorded modification, against 33 on October 8. Austin is partway: Travis County's filings are matched back to early 2025, and the earlier years are being read. Loans past maturity with no payoff recorded.

  • A previous owner's loans are labelled, and their people never lead a contact card

    A loan recorded in the name of a borrower the assessor's owner of record has since replaced is now labelled Previous owner on the property page, and the people behind it are grouped last on the contact card under that label, never shown as the decision-maker on record. Measured on October 12: 16,152 active loans on 13,478 properties are in a previous owner's name with no release on file, 8,727 of them in search — the building sold and the seller's loan was paid off at closing or assumed, and nothing recorded says which; Texas sets no deadline for recording a release. The loans stay listed with their dates and amounts, because the record has not closed them, and the label says what the record does show. One Dallas card had led with a co-borrower on a loan seven years older than the sale.

  • Texas

    Texas contact lookups read the name the right way round

    A Texas clerk or appraisal district types a person surname first with no comma — BENDER JAY S MEMBER — and contact lookups had searched the name reversed, so a Texas owner could come back with no email or phone where one was published. Since October 12 the lookups search the right name, drop the capacity word (member, trustee), and read the signer of the instrument and the borrower of record as one person whichever way round their names were typed. A Texas card unlocked before then that reached nobody can be re-checked from the card.

  • The loan-to-value filter is retired; the column stays

    Searches no longer take a minimum or maximum loan-to-value, and a saved search that had one now returns loans with no LTV as well, so its count can rise. An LTV needs an assessed value for every parcel behind the loan, and that exists for 44% of active loans: 55% in New York, 16% in Dallas–Fort Worth, none in Tarrant County, whose district publishes no values. A bound dropped every loan without one, so a list filtered on it was the loans we could value, read as if it were the market. LTV is still shown on each row, can still be sorted on, and still counts in the rescue score.

  • Texas

    Texas loans no longer pick up houses from a look-alike subdivision name

    3,089 parcels came off 2,341 Texas loans they had been attached to by mistake. The clerk describes a property by subdivision, block and lot, and where two subdivisions shared a first word — "Skyline" and "Skyline Trade Center" — a loan on the business park could also take the houses on the same block and lot numbers in the other. Where more than one subdivision fits, the one whose name covers more of what the clerk wrote now wins. Only houses were taken off; commercial parcels were left as they were.

  • Lender pages give an email for the people they name

    The people on a lender's page now carry a work email where one is published: 144 addresses at 83 lenders, each linked to the page that prints it. Where a lender's address format is known from a colleague's published address, the others show a likely address in grey with a question mark; it is not confirmed, and hovering the mark says where the format came from. A shared desk mailbox is labelled as the desk's, not the person's. On a Dallas loan in foreclosure, the loan itself now names the servicer and the substitute trustees from the notice of sale, with the address and phone the notice prints: they handle a loan in default, not new lending.

  • The company is the borrower, not the guarantor who signed first

    More than 24,000 Texas loans and 1,600 New York loans now show the borrowing company where a person had been listed as borrower. Clerks type the parties in any order, and a guarantor or signing member often comes first; the borrower is now the first company among them. On 186 Texas loans that person's own house had also been matched as collateral, and it is no longer attached.

  • Search by who the borrower is

    Loans now carry a borrower type where the record can say one — home builder, developer, contractor, hotel operator, health care, religious or nonprofit, bank, public body, and in Texas investor, real-estate services and operating business. In Texas it is the line of business the borrowing entity registered with the Comptroller (3.28 million active entities); elsewhere, and for unregistered Texas entities, it is read from a telling word in the name ("… Custom Homes LLC") and marked ≈. Most single-property LLCs register nothing telling and carry no type, which means the record does not say — not that the borrower is not a builder. The borrower box also takes several names at once and matches the owner of record as well as the borrower on the loan. How a borrower's type is read.

  • Texas

    Texas loans now say whether they financed a purchase

    101,918 Texas loans now show whether they paid for the property: 60,206 were recorded with the deed that bought it, and 41,712 went on a property the borrower already owned, which is a refinance, a construction loan on land already held, or new debt. The clerk files no deed beside a deed of trust, so this comes from the appraisal district, which records each parcel's owner and the deed that gave them title. Where the parcel has sold since, or the district's roll has no usable deed date (Bexar and Denton), a loan says nothing rather than guess. Lender pages now show how much of a Texas lender's lending was not tied to a purchase, as New York's already did.

  • “Matured, still open” is now “Matured, no payoff recorded”

    The counter and the filter count the same loans as before: a maturity stated on the recorded document passed 1 to 24 months ago and nothing recorded since — a satisfaction, a release, a refinance that absorbed it — has been matched to the loan. “Still open” claimed more than the record shows. Of 3,134 such loans that day, 24% had a later mortgage on the same lot, which usually means a refinance whose release was never filed; the others can be an extension, a workout, a release filed late, or a default nothing public shows yet. What a loan past maturity with no payoff recorded is.

  • Texas

    Texas loans say whether they financed a purchase

    About 60,200 Texas loans now show as purchase loans and 41,700 as loans against property the borrower already owned. A Texas deed states no price, but the appraisal district records the deed by which the current owner took title: a loan recorded with that deed, or within weeks of it, financed the purchase, and a loan recorded long after it did not. Where the district cannot say — the property has sold since, the roll predates the loan, or the roll does not record it, as in Denton — the field is left blank rather than guessed.

  • Ask for stated dates only

    A “Stated dates only” switch in the filter bar, in list links and in the connector keeps only loans whose date was read from the record — a maturity or term stated on the instrument or in a securitization disclosure, or a rate-reset date stated on the rider — and with a date window set, the stated date itself must fall in it. Separately, about 21,000 Texas construction loans whose deed states a 24-month term now show that term among their candidate dates, and 19,756 estimated dates whose lender had been re-classified since the loan was first read were brought in line with the lender's current type. Stated and estimated maturities.

  • Prospect score shows its working

    Every score now carries its four parts — timing, certainty, size and signals — on hover in the results and under the score on the property page, and the score is their sum as a share of 85. Two weights changed with it: multifamily and office no longer get three extra points, and loan amount counts for up to 5 points instead of 15, so large loans no longer outrank nearer, better-documented ones on size alone. A loan on one parcel whose lot has since taken a new mortgage at least half its size, or sold for at least half its amount, loses 20 points: it was probably refinanced or paid off without a satisfaction we could match, and its hover says so. Scores move for every loan; nothing is added to or removed from any search. How the prospect score is computed.

  • Modelled terms for CMBS and life-company loans

    A CMBS loan originated in 2023 or later whose recorded document states no maturity now carries 5- and 10-year estimates, headline ≈ 5 years, instead of 10 years only; a life-company loan carries 5 and 10 instead of 5, 7 and 10, headline ≈ 10 years. Conduit lending moved to five-year terms in 2024 and 2025 and life companies write ten-year-plus paper, so the common terms a broker would quote have changed. The bold headline estimate — the date a list sorts by — now always follows the lender's current type: agency loans whose lender was identified after the loan was first read had shown ≈ 5 years instead of 10, and debt-fund loans ≈ 5 instead of 3. Maturities read off the document are unaffected, and a maturity-window search, which matches on every plausible term, moves only for the CMBS and life-company loans. How a maturity is estimated when none is recorded.

  • Texas

    Texas loans matched by the address the deed of trust states

    Texas county clerks index a legal description, not a street address, and about a third of Dallas–Fort Worth and San Antonio loans had never been matched to an appraisal-district parcel. Matching now also uses the property address written on the deed of trust itself and, for unplatted tracts, the survey abstract and acreage: about 14,600 properties gained their parcel, owner of record, value and type, and 8,100 more that the district lists under a different number now show the street address their instrument states.

September 2026

  • Dallas–Fort Worth

    Denton and Tarrant loans get an estimated property type

    Loans on Denton and Tarrant County parcels that showed only "commercial" now carry a type — industrial, retail, office, health care — marked ≈ as an estimate, and a type filter includes them: Denton went from 9 industrial loans to 436, Tarrant from 228 to 1,018. Neither district publishes a building class (Texas's F2 class is reserved for manufacturing, so every warehouse, clinic and office is F1), so the type is read from the businesses filed at the address, the district's description of the account and the building; a type from Dallas or Collin's own codes is unchanged, and 3,795 Tarrant loans with no occupant on file stay "commercial". Checked at the address, an estimate is right about four times in five. Why every warehouse in Denton and Tarrant is filed as commercial.

  • A lender's vehicles now count as the lender

    Lender rankings, the lender search and each lender's page now count a credit fund's vehicles and a sponsor's joint ventures under the firm that runs them, where before each entity name stood alone. Lenders often record loans in a vehicle's name rather than their own: Derby Copeland Capital records under more than 30, and counted as one lender it is among New York's 25 most active. Who lends on New York City commercial real estate.

  • The signature page is read on every unlock; HPD's head officer leads

    Every unlock now reads the last pages of the property's leading instrument within about a minute of the click and adds who signed for the borrower, with the title they signed under; until now that page was read only where the record named nobody. On HPD registrations the person the registration designates as head officer now leads the card whatever title was typed in the box: two members of one LLC had tied on 2,646 registrations and alphabetical order had chosen between them. On one Grand Concourse building the registration lists two members, one of them head officer, and the signature page names the other as managing member; the card now carries both facts and leads with the signer. How to find the owner behind an LLC.

  • Placeholder borrower names no longer match a person

    Four delivered contact cards had shown officers of unrelated companies and were corrected; about 91,500 filings whose borrower or owner field reads "N/A", is blank or is a single letter no longer count as a name that can match anyone. A Freddie Mac disclosure lists the borrower as N/A when it is not disclosed, and the Texas Comptroller and HPD files carry the same placeholders, so for two weeks every filing under "N/A" had looked like one entity.

  • Texas

    Texas property types from the districts' own building classes

    Office, retail, industrial and lodging are now told apart in Dallas, Collin and, in part, Bexar counties. Texas's state-use code files nearly every income property under one "commercial" class, so the property-type filter had almost nothing finer to go on there; loans now take their type from the appraisal district's own building classification where one is published. Tarrant and Denton publish nothing finer and stay "commercial". Separately, 68% of San Antonio's loans had shown no property type, address or owner because their parcel had not been matched; the match now uses the New City Block number that the clerk and the appraisal district both file under.

  • Loans with no property type had dropped out of every default search

    Loans whose property type is not yet known are back in the default search. From September 20 to 22 the rule that keeps single-house loans out of an "all types" search also excluded every loan whose parcels carry no type: most of Texas and about 5,400 in New York City were missing from the default search, the map, the connector, saved-search digests and this site's counters (about 1,900 loans maturing in 12 months and 3,300 matured but open). Searches with a property-type filter were never affected.

  • The connector returns stated rate resets

    The Claude connector now returns a house loan's stated rate reset as a reset — first rate-change date, next adjustment, fixed period and adjustment cadence — and never as a maturity. Until today a stated reset was reported as an estimated maturity with a fitted term; a house loan with nothing stated now carries no date at all. The Claude connector.

  • Dallas–Fort Worth

    Denton County added; sibling-entity facilities collapsed

    Denton joins Dallas, Tarrant and Collin in the Dallas–Fort Worth market. One financing recorded through several affiliated borrower entities — one deed of trust per project, the same ceiling and maturity — now counts as one facility rather than one loan per recording, which lowered DFW's dollar totals. DFW's 2026 maturity wall, county by county.

  • Lenders are institutions, not spellings

    The recorder holds 43 spellings of JPMorgan Chase and 37 of Wells Fargo. Every lender aggregate — the lender filter, lender pages, "who lends on deals like this" — now groups by institution, and MERS as nominee is never counted as a lender. Each spelling stays on its own row with its documents.

  • Dallas–Fort Worth

    Dallas–Fort Worth live

    Dallas, Tarrant and Collin county deeds of trust from 2015, read from the instrument for amount and maturity because the Texas index records neither. A facility perfected by one deed of trust per property, each stating the full note, counts once at the widest recording; the amount is never summed across the cohort. DFW's 2026 maturity wall, county by county.

August 2026

  • Owner contacts from public records

    The people behind a loan come from HPD registrations, DOB filings, the assessor's owner of record, the recorded mortgagor and the instrument's signer, each row citing its source. Phones and emails are looked up on request and metered per person. How to find the owner behind an LLC.

Connector-only changes are noted on the Claude connector page.