Circlemark

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.

39 notes on New York City, counting the notes that touch every market. Show every market.

October 2026

  • New York City

    Loans on single houses: found by address again, and counted above the results

    A New York loan on one house is found again when Residential 1–4 Units is picked. From the evening of October 22 to October 23, picking the type returned no loan on fewer than three parcels, on the web and through the connector, so a search for the segment came back empty. Two things are new with the fix. An address or a keyword now finds a house loan whether or not the type is picked — whoever types the address of a house wants that house. And an "All types" search still returns commercial collateral only, but a line above the results now says how many loans on 1–4 family houses the same filters would add, with one click to include them. The coverage counters are unchanged by it.

  • 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.

  • New York City

    Rate resets now show the margin, index and caps

    A New York house loan with a stated rate reset now shows what the rate becomes: the index it follows (one-year Treasury, SOFR, formerly LIBOR), the margin over it, and the first-change, periodic and lifetime caps, beside the initial rate and the reset date. About 5,400 of the 5,600 investor house loans with a stated reset name the index, 4,800 the margin and 5,400 the caps; the rest were recorded without the clause or on a page the recorder's copy does not carry. The terms are read off the recorded Fixed/Adjustable Rate Rider, the page that gave the reset date, and the connector returns them with the loan. No all-in rate is computed from them: the index on the change date is not on file. A floating commercial note shows its index and spread where the note states them. NYC investor house loans in 2026.

  • 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.

  • 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.

  • 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.

  • 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.

  • “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.

  • 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.

  • New York City

    Presumed rent stabilization now applies to residential buildings only

    229 New York loans no longer show as likely rent-stabilized, and a few more now show as co-ops: 6,104 active loans are presumed stabilized and 4,329 sit on co-ops. The legal presumption — built before 1974, six or more apartments — now applies only to apartment buildings, apartments over stores, apartment hotels and single-room-occupancy buildings; among store, institution and full-service hotel buildings that pass the age test, as few as one in twelve register a stabilized unit on the tax bill. The city's building classes for small walk-up and elevator co-ops and for cooperatively owned apartment hotels now count as co-ops, and registered unit counts are unchanged. How co-ops and rent regulation are read.

  • New York City

    A sponsor's loan recorded again with each unit sale counts once

    1,420 New York loans, about 1.1% of the active list, were retired as copies of a loan already listed. A condominium sponsor's construction lender records an agreement with every unit closing, each stating the remaining balance and citing the original mortgage, never the previous copy, so one Financial District building showed 30 active loans from one bank where the record holds one. When the copies citing a recorded mortgage add up to more than that mortgage, they cannot be pieces of it: the latest is listed and the rest show as superseded by it, and 20 of 20 random closures were traced in ACRIS's cross-reference index to the same recorded mortgage as the copy kept. How a loan's status is kept current.

  • 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.

  • New York City

    New York co-ops and rent-stabilized buildings can be filtered

    New York searches gain two filters, and each row and property page carries the two facts behind them. A cooperative's loan is the corporation's underlying mortgage, not a rental building's debt, and is now marked as a co-op from the Department of Finance's building class or from a borrower filing as an owners' or tenants' corporation. Rent regulation is in no city roll: an owner who registers stabilized units with the state pays a per-unit fee on the Department of Finance tax bill, and the unit count from the latest statement of account is what a row shows as registered — the owner's own figure, which misses owners who never registered and lags the bill by about a year. A building completed before 1974 with six or more apartments and nothing registered is marked likely stabilized, as an estimate. A building marked neither is not market-rate: condominium lots and buildings with no assessor record cannot be tested. Of 87,069 active New York loans, 4,323 are on co-ops, 24,852 on buildings with registered stabilized units and 6,331 more on buildings presumed stabilized. How co-ops and rent regulation are read.

  • New York City

    A loan leaves the list when a later consolidation absorbed it

    25,233 New York loans, 16.7% of the active list, were retired. New York refinances by consolidation: the old mortgage stays on record and a new agreement folds it, with any new money, into one lien at the new amount. The agreement cites the notes it absorbs, never the earlier agreement we list, so a building's prior loan had stayed active beside the one that replaced it — one Bronx apartment building showed four loans totalling $49.7M for a single $27.9M lien. A loan cited this way now shows as superseded, with the agreement that absorbed it, and 20 of 20 random closures were checked against ACRIS's own cross-reference index. Also today: affordable-housing loans from the City, HDC, HFA and DASNY now show the agency as lender and the nonprofit or co-op owner as borrower, where about 500 had the two reversed, and those owners no longer count as debt funds in the lender filter. How the four common loan-data failures arise.

  • New York City

    NYC condo and new-lot loans take the recorder's property type

    The city's assessor file has no row for a condominium unit lot or a newly created lot, so loans on them carried no property type and fell out of every type-filtered search. They now take the type the recorder files with the document itself: commercial condo units and commercial real estate as commercial, office, retail and industrial buildings as such, apartment buildings and blankets of three or more residential condo or co-op units as multifamily, vacant land as land, parking spaces as parking. Documents coded "other" or "not applicable" stay untyped. Loans with no type fell by about four fifths.

September 2026

  • New York City

    Securitized loans now sit on their recorded instrument, not beside it

    NYC searches sorted by prospect score had been led by rows with no people on record and no loan-to-value: CMBS and agency loans that had been listed a second time from the trust's own disclosure, at the disclosed address, as if no instrument had been recorded — 416 West 23rd Street appeared as two notes of $25M and $35M beside the recorded $75M consolidation that carries the building's HPD officers and its assessed value. The disclosure spells an address the way people do ("416 West 23rd Street") and the recorder its own way ("416 WEST 23 STREET"), and a loan cut into notes for several trusts is disclosed piece by piece, so the two were never recognised as one. They are now: the disclosed maturity, rate and servicing status attach to the recorded loan, the duplicate rows are gone, and a disclosed loan stands on its own only where the county has no instrument for it. How to find the owner of a commercial property in NYC.

  • 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.

  • New York City

    Lender and borrower order on agreements; re-recorded instruments counted once

    About 7,800 active New York loans now show the right lender and borrower. ACRIS files a consolidation or modification agreement without saying which party is which, and on about one in twelve the lender is listed first, so those loans had the bank as the borrower; the roles are now read from the names. Separately, an instrument re-recorded under a new document number to fix a defect had counted as a second loan — 137 active loans, about $2.0 billion — and now counts once, under its latest recording. The September maturity-wall brief's matured-but-open figure included one such pair.

  • 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.

  • New York City

    House loans: class 1 assessment ratio, and recorder amount errors removed

    New York assesses one- to three-family houses at 6% of market value, far below the level it uses for apartment and commercial buildings, so loan-to-value on house rows had come out about five times too high; it now uses the class 1 ratio, putting the median near 0.7. Single-house rows whose recorded amount exceeds five times the parcel's implied value — recorder keying errors such as a $1.3 billion mortgage on a two-family — are no longer listed. Commercial rows the assessor lists with one unit are labelled by their use again, not as houses.

  • New York City

    NYC 1–4 family investor loans become a segment

    27,286 active mortgages of $1 million or more ($2 million in Manhattan) on one-to-four family houses, previously excluded as homes, are searchable under the property type Residential 1–4 Units — off by default, so an "all types" search still returns commercial collateral only. We read the recorded Fixed/Adjustable Rate Riders on the 23,297 recorded since 2015: 5,405 carry a stated first rate-change date. No modelled maturity is shown on these loans. The headline counters on this site exclude them. NYC investor house loans in 2026.

  • New York City

    A satisfaction discharges the whole filing

    5,826 paid-off New York loans, 3.7% of the active list, were retired. A satisfaction cites the gap note and the old notes, never the consolidation agreement we list, so about 2,600 consolidated loans of $1 million or more had stayed active after their payoff was recorded; 971 of them had a new loan recorded within 45 days. Satisfactions now close every note in the cited filing, and 20 of 20 random closures were checked in ACRIS by hand. How the four common loan-data failures arise.

  • 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.

  • New York City

    NYC loan-to-value uses a measured assessment ratio

    New York's assessed values sit far below market. The statutory 45% level put the median LTV at an impossible 1.11; 18,900 loans that record both an assessed value and a price paid imply 0.281, which is now applied. LTV is withheld on loans whose parcels we could not fully match, since the denominator would be incomplete.

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.

  • New York City

    Homes removed from the NYC loan set

    Condo units, co-op units and one-to-four family houses were 35% of the loans above the commercial floor — 47,403 of 134,644 — because the assessor file has no row for a condo unit lot. Every parcel now carries the property-type code the recorder files with each document, and a loan on homes alone is excluded unless it blankets three or more of them. Active NYC loans fell from about 116,000 to 90,158; maturities in 2026 and 2027 from about 13,000 each to 6,535 and 7,271. (Houses were re-admitted as their own segment on 2026-09-21, above.) Why a third of every NYC commercial loan list is an apartment.

  • New York City

    Stated rate resets on long-dated bank notes

    A New York bank note with a 30-year stated maturity resets at year 5, 7 or 10, and that reset is the refinancing event. We read the Adjustable Rate Rider for the stated date where it is recorded and otherwise keep every plausible term as a candidate, labelled as such; measured fixed periods are 10 years on 63%, 7 on 26%, 5 on 9%.

  • New York City

    New York City live

    Manhattan, Bronx, Brooklyn and Queens from the city recorder (ACRIS), 2004 to present, loans of $1 million or more ($2 million in Manhattan), re-read weekly per borough. The borough a filing is recorded in is the recording office, not the property's: about 90,000 outer-borough loans recorded through Manhattan had been missed and were brought in, and every parcel takes its borough from its own tax lot. How we monitor NYC commercial mortgage maturities.

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