New York Property Searches
New York runs two completely different property systems. In NYC, deeds and mortgages go through ACRIS and the City Register. Upstate, they go through 57 separate County Clerk offices. NYC uses block-and-lot numbers. Upstate uses tax map parcels. NYC has a mansion tax, RPTT, and the highest mortgage recording tax in the country. Upstate has four separate tax bills for one property. And co-ops aren't even real property. Whether you're searching a Manhattan condo, a Brooklyn brownstone, or a farmhouse in the Hudson Valley, this page tells you what you need and what it costs.
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NYC Property Searches (5 Boroughs)
Importantly, New York City has its own recording system, completely separate from the rest of the state. Here's how it works and why it matters.
ACRIS: The NYC Recording System
ACRIS stands for Automated City Register Information System. Specifically, it handles property records for Manhattan, Brooklyn, Queens, and the Bronx. However, Staten Island records are filed with the Richmond County Clerk instead. In addition, ACRIS stores deeds, mortgages, liens, and UCC filings from 1966 to the present. Fortunately, you can search it by address, block-and-lot, or party name.
In fact, the block-and-lot system is how NYC identifies every parcel of land. Specifically, each borough has its own set of blocks. Each block has numbered lots. So a Manhattan property might be "Block 1234, Lot 56." Of course, this is different from upstate, where tax map parcel IDs are used instead. Either way, when you order from us, you can enter either the street address or the BBL number. Indeed, our abstractors know both systems.
What Makes NYC Property Searches Complex
Here's the key point: NYC adds layers that don't exist upstate. In particular, watch for these:
HPD violations. Specifically, the city's Housing Preservation and Development agency enforces building codes. Unpaid fines become liens that can top $200,000 with interest. Our Lien Report ($95) catches these once recorded. For the full guide, see our HPD violations page.
Sidewalk violation liens. Similarly, the DOT issues notices to owners with defective sidewalks. Once issued, these get filed with the County Clerk. As a result, they show up as liens and can slow down or block a sale.
Water and sewer liens. On top of that, NYC's DEP charges for water and sewer use. Consequently, unpaid bills become liens on the property. Moreover, they have priority over most other liens because they're treated like tax debts.
Rent stabilization. Additionally, many older NYC buildings have rent-stabilized units. However, this doesn't create a lien directly. Still, it affects the sale price and the buyer's ability to raise rents or convert units. Therefore, buyers should verify the rent roll through DHCR records, not through a title search.
NYC property search? $95 Lien Report catches HPD liens, sidewalk violations, water liens, mortgages, and judgments.
ACRIS covers Manhattan, Brooklyn, Queens, Bronx. Staten Island goes through Richmond County Clerk. Block-and-lot system for all NYC parcels. HPD violations can create liens over $200K. Sidewalk violation liens block sales. Water and sewer liens have tax-like priority. Co-ops are shares of stock, not real property. Rent stabilization affects value but not title. Attorney-state: lawyers run closings. U.S. Title Records covers all 5 boroughs. Reports from $29.
Co-ops vs. Condos: A Critical Difference
Without question, this is one of the most misunderstood topics in New York real estate. Indeed, the difference between a co-op and a condo changes everything about how a property search works.
Condos Are Real Property
With condos, you get a deed to your unit. Specifically, that deed is recorded with the City Register (ACRIS in NYC) or the County Clerk (upstate). In addition, you also get a share of the common elements. Similarly, mortgages are recorded like any other property. Because of this, a standard property search works the same way it does for a house. Our Lien Report ($95) catches all recorded liens on the unit.
Co-ops Are NOT Real Property
However, a co-op is totally different. In reality, when you "buy" a co-op, you're actually buying shares of stock in a corporation that owns the entire building. You get a proprietary lease (your right to live in the unit) and a stock certificate. Consequently, there is no deed. Likewise, there is no mortgage recorded against the unit. Instead, the bank files a UCC lien against your shares.
Because of this, a standard property search won't work for co-ops. Instead, you need a Background Report ($95) to search UCC filings against the person or entity. Furthermore, you should also check the co-op corporation's financial health, since the building carries a single blanket mortgage that all shareholders are responsible for.
To summarize: condo = deed + mortgage + standard lien report. Co-op = shares + UCC filing + background report. If you're not sure which type you're dealing with, email office@ustitlerecords.com and we'll help you pick the right report.
Buying a co-op? $95 Background Report searches UCC filings. A standard Lien Report won't find co-op debts.
Upstate Property Searches (57 Counties)
Once you leave the five boroughs, New York has 57 counties that each maintain their own property records through the County Clerk. Here's what sets upstate apart.
County Clerk Records
Specifically, every deed, mortgage, lien, and lis pendens is recorded with the County Clerk in the county where the property sits. Unfortunately, there is no statewide database. As a result, a search in Albany County is completely separate from a search in Erie County (Buffalo). That's why our abstractors access each county's records directly.
Multiple Tax Bills
Without a doubt, this is the biggest upstate surprise. Unlike NYC, where you get one tax bill, upstate properties can have four separate tax bills from four different offices: town tax, county tax, school tax, and village tax. In other words, each is billed and collected by a different entity. Occasionally, some are combined. But others arrive months apart. Our Property Detail ($29) shows the current tax status and amounts for each taxing district.
Upstate Deed Types
Similarly, the standard deed upstate is the bargain and sale deed with covenant against grantor's acts. However, in some rural areas, you'll see quitclaim deeds used for family transfers and estate conveyances. In plain terms, these give the buyer zero warranties. Because of this, if you're buying with a quitclaim deed, a Preliminary Title Report ($295) is strongly recommended. For more on deed types, see types of property deeds.
Unique Upstate Risks
Sewer rent liens. Specifically, under NY General Municipal Law, cities and villages can impose sewer rent fees. As a result, unpaid sewer rents become liens that are senior to almost everything except tax liens. In fact, these are common in older upstate cities like Syracuse, Rochester, and Utica.
Agricultural districts. Additionally, many upstate counties have farmland protected by agricultural district designations. Naturally, these restrict how the land can be used and developed. If you're buying rural land, the Chain of Title ($275) reveals recorded restrictions. See chain of title search for details.
Buying upstate? $29 Property Detail shows all taxing districts. $95 Lien Report catches sewer liens and everything else.
57 counties, each with its own County Clerk. No statewide database. Up to 4 separate tax bills per property (town, county, school, village). Bargain and sale deed is the standard. Sewer rent liens have near-tax priority. Agricultural districts restrict land use in rural areas. Judicial foreclosure only (12-36 months). U.S. Title Records covers all 57 upstate counties. Reports from $29.
New York Is an Attorney-State
By law, real estate attorneys in NY do what title companies do in other states. Specifically, the attorney orders the title search, reviews the commitment, resolves defects, prepares closing documents, and handles the funds. Of course, title companies still take part in the process. But ultimately, the attorney runs it.
Because of this, many NY closing attorneys order searches directly from U.S. Title Records. The Preliminary Title Report ($295) gives the attorney the ownership, lien, chain of title, and easement data they need for the title commitment. For simpler deals, the Lien Report ($95) is often enough.
For volume pricing on NY attorney orders, email office@ustitlerecords.com. In practice, many NY firms order 10 to 50 reports per month. Best of all, no contract or subscription is needed. For the full attorney guide, see title search for attorneys and title search for real estate closings.
NY closing attorney? $295 Preliminary Title for full pre-closing work. Volume pricing for firms ordering 10+/month.
Transfer Taxes and Closing Costs
Without question, New York has some of the highest transfer taxes and closing costs in the country. In particular, NYC is especially expensive. Here's what each side pays.
NYC Transfer Tax Stack
| Tax | Who Pays | Rate |
|---|---|---|
| NY State Transfer Tax | Seller | $2 per $500 (0.4%) |
| NYC RPTT (under $500K) | Seller | 1.0% |
| NYC RPTT ($500K+) | Seller | 1.425% |
| Mansion Tax ($1M+) | Buyer | 1% to 3.9% (tiered) |
| Mortgage Recording Tax | Buyer | ~1.8% to 1.925% (NYC) |
Mansion Tax Tiers
By law, the buyer pays the mansion tax on any purchase of $1 million or more. Furthermore, the rates go up with the sale price:
| Sale Price | Mansion Tax Rate | Tax on a Sale at This Price |
|---|---|---|
| $1M to $1,999,999 | 1.00% | $10,000 to $19,999 |
| $2M to $2,999,999 | 1.25% | $25,000 to $37,499 |
| $3M to $4,999,999 | 1.50% | $45,000 to $74,999 |
| $5M to $9,999,999 | 2.25% | $112,500 to $224,999 |
| $10M to $14,999,999 | 3.25% | $325,000 to $487,499 |
| $15M to $19,999,999 | 3.50% | $525,000 to $699,999 |
| $20M to $24,999,999 | 3.75% | $750,000 to $937,499 |
| $25M+ | 3.90% | $975,000+ |
As a result, on a $2 million NYC condo, the buyer pays about $25,000 in mansion tax. On top of that, the mortgage recording tax on a $1.5M loan adds roughly $28,800. In total, that's over $53,000 in buyer-side closing costs before attorney fees, title insurance, and other charges.
Upstate Transfer Costs
By contrast, outside NYC, the costs are lower. Specifically, there's no RPTT. No mansion tax (below $1M). Moreover, the mortgage recording tax runs about 1% to 1.05% instead of NYC's 1.8% to 1.9%. Therefore, a $400,000 upstate purchase with a $320,000 mortgage has roughly $1,600 in state transfer tax plus $3,360 in mortgage recording tax. In short, that's about $5,000 total, compared to $20,000+ for the same deal in NYC.
For full pricing on all report types, see title search cost.
Liens on New York Property
Broadly speaking, New York has all standard lien types plus several state-specific ones. A Lien Report ($95) catches them all. For the full guide, see property lien search.
Mortgages
These are recorded with the City Register (NYC) or County Clerk (upstate). After payoff, the lender should record a satisfaction. However, unreleased mortgages are common. Fortunately, our report flags every open mortgage.
Judgment Liens
These are filed with the County Clerk. By statute, judgment liens in NY last 10 years and can be renewed for 10 more. Furthermore, they attach to all real property the debtor owns in that county. For creditor attorneys, see judgment collection.
Mechanic's Liens
Under NY Lien Law, contractors and suppliers must file within 8 months of last providing work (4 months for one- and two-family homes). Not surprisingly, these are especially common in NYC's active renovation market. Importantly, a mechanic's lien must include the property's block and lot number.
Tax Liens and Water/Sewer Liens
Above all, tax liens have first priority. Similarly, in NYC, water and sewer liens (DEP charges) have near-tax priority. Meanwhile, upstate, sewer rent liens under General Municipal Law also carry high priority. Consequently, all of these appear in our Lien Report.
HPD Violations (NYC Only)
Over time, unpaid HPD fines become recorded liens. With interest, they can eventually top $200,000. Our HPD violations page covers this in depth.
Federal and State Tax Liens
At the federal level, IRS tax liens are filed with the County Clerk. In NYC, however, they go through the City Register. At the state level, NY tax warrants are filed with the Department of State and the County Clerk. Both appear in our Lien Report ($95). For personal liens, see Full Lien Report ($195) and background report lien search.
Foreclosure in New York
Like New Jersey, New York uses judicial foreclosure only. First, the lender files a lawsuit, serves the borrower, and waits for the court to act. Because of this, the process is one of the slowest in the country. In practice, it often takes 12 to 36 months from filing to sale.
Meanwhile, the borrower can contest the case, seek a loan modification, or file for bankruptcy to delay the sale. On top of that, NY has a mandatory settlement conference for homeowner-occupied residential properties, which adds more time.
For investors buying at NY foreclosure sales, the Preliminary Title Report ($295) is non-negotiable. Specifically, it reveals which liens survive the sale. As expected, tax liens always survive. Similarly, senior mortgages survive if a junior lien foreclosed. In addition, federal tax liens carry a 120-day redemption right. For the full investor guide, see property auction buyers.
Bidding at a NY foreclosure? $295 Preliminary Title before you bid. NY's long timeline means more liens can stack up before the sale.
Other Situations
Divorce in New York
By law, NY is an equitable distribution state. To find all property, order a Title Search by Name ($75) on each spouse. Remarkably, it covers all 62 counties in one search. Then add a Background Report ($95) per spouse to uncover hidden debts. Best of all, every search is anonymous. See title search for divorce.
Estate Settlement
Start with a statewide Name Search ($75) on the deceased. Then add Lien Reports ($95) on each property found. Also keep in mind that NY has its own estate tax with a $6.94 million exemption (2026). For the full guide, see title search for probate.
Quiet Title Actions
The Chain of Title ($275) documents the ownership gap. A Lien Report ($95) identifies lienholders who must be named. See title search for quiet title.
Asset Searches and Judgment Collection
Start with a Name Search ($75) to find all NY property the debtor owns. Then run Lien Reports ($95) on each property to check equity. See judgment collection, asset search services, and background report lien search.
New York Property Search Pricing
Thankfully, same flat rates for every NY county. Manhattan or Cattaraugus, the price is the same.
| Report | Price | What You Get | Delivery |
|---|---|---|---|
| Property Detail | $29 | Owner, assessed value, tax status, tax districts | Same day |
| Deed Copy | $45 | Most recent recorded deed (bargain and sale in NY) | 24 hours |
| Name Search | $75 | All NY property someone owns (62 counties). $535 nationwide. | 24-48 hours |
| Lien Report | $95 | All liens: mortgages, judgments, mechanic's, HPD, water, tax | 24-48 hours |
| Background Report | $95 | UCC filings, judgments, bankruptcies by name (co-ops too) | 24-48 hours |
| Full Lien Report | $195 | Property liens + personal liens against owner | 24-48 hours |
| Chain of Title | $275 | Full ownership history with deed copies | 1-3 days |
| Preliminary Title | $295 | Everything: owners, liens, chain, easements, valuation | 1-3 days |
Full pricing: title search cost. How it works: what is a title search. Find owners: how to find property owner. Deed types: types of property deeds. Deed search: deed search property.
Major NY Counties and Regions
Manhattan (New York County)
This is the most expensive real estate in the country. Predictably, condos and co-ops dominate. As a result, the mansion tax applies to almost every purchase. Furthermore, the mortgage recording tax is the highest in the state. And HPD violations are common in older buildings. Naturally, ACRIS handles all records.
Brooklyn (Kings County) and Queens
These boroughs have a mix of condos, co-ops, brownstones, and multi-family. As a result, there's an active investor market for 2-4 unit properties. Not surprisingly, HPD violations and sidewalk liens are frequent. Indeed, Brooklyn has seen massive price growth over the past decade. By contrast, Queens has more affordable options, especially in eastern areas.
Bronx and Staten Island
These boroughs are more affordable than Manhattan or Brooklyn. Notably, the Bronx has a high volume of foreclosure activity. Remember, Staten Island records go through the Richmond County Clerk (not ACRIS). Still, both have active multi-family investor markets.
Westchester, Nassau, and Suffolk (Suburbs)
Home values run high, especially in Westchester (Scarsdale, Rye, Bronxville). Meanwhile, Nassau and Suffolk cover Long Island. Naturally, all three counties have their own County Clerk recording systems. In fact, property taxes in these counties are among the highest in the nation.
Albany, Erie (Buffalo), and Monroe (Rochester)
These are upstate urban markets. Generally, they're more affordable than NYC or the suburbs. As a result, investor markets are active with higher cap rates. However, multiple taxing districts per property add complexity. On top of that, sewer rent liens are common in older urban areas.
Hudson Valley and Capital Region
Dutchess, Orange, Rockland, Ulster, and Columbia counties. These counties offer a rural and suburban mix. In recent years, demand from NYC transplants has grown sharply. However, agricultural district restrictions apply on some parcels. Our Chain of Title ($275) reveals recorded land-use restrictions.
For other state guides: Florida, Texas, California, New Jersey, Rhode Island. All states: property records search.
NY Recording Offices
NYC (Manhattan, Brooklyn, Queens, Bronx): City Register via ACRIS. Deeds, mortgages, UCC filings for co-ops. Online at nyc.gov/acris.
Staten Island: Richmond County Clerk. Separate from ACRIS.
Upstate (57 counties): Importantly, each county has its own County Clerk who records deeds, mortgages, and liens. Unfortunately, there's no statewide portal. That's why our abstractors access each one directly.
Judgment liens: Filed with the County Clerk. Searchable online through nycourts.gov for some counties.
Because of this split system, a statewide property search requires checking up to 62 separate offices. That's what our Title Search by Name ($75) does. In short, one order, one price, all 62 counties searched. See title search by name for details.
How to Order
Step 1: Go to ustitlerecords.com
Visit ustitlerecords.com and pick the report you need.
Step 2: Enter the NY Address
Simply type the full address with city and state. For NYC condos, also add the unit number. Alternatively, for block-and-lot, enter it with the borough name. For upstate properties, enter the full address with town and county. Or, if you only have a tax map parcel ID, include it with the county name.
Step 3: Get Your Report
No account is needed. Simply pay once and get your PDF by email. Also, every report includes a free consultation. Therefore, if something in the report raises a question, our team answers it at no charge. Importantly, we're open all week, even on holidays.
For volume pricing on 10 or more NY searches per month, email office@ustitlerecords.com. Indeed, many NY law firms and investor groups use our platform for all their title work.