NYC has more public data than any other US real estate market. The downside: that data is scattered across half a dozen tools, each strong for different things. Picking the right one for a given lookup saves real time.
This post is the comparison matrix. Six tools, evaluated on the dimensions that matter for commercial brokerage: zoning data, sales data, ownership data, deal context, mobile UX, cost, and best use case.
The Comparison Matrix
| Tool | Zoning Data | Sales / ACRIS | Ownership | Deal Context | Mobile UX | Cost |
|---|---|---|---|---|---|---|
| ZOLA | Excellent (authoritative) | None | None | None | Weak | Free |
| ACRIS | None | Excellent (authoritative) | Excellent | None | Weak | Free |
| NYC OASIS | Good | Limited | None | None | Acceptable | Free |
| LandGlide | Limited (national) | Limited | Good | None | Excellent | $9.99/mo |
| PropertyShark | Strong | Strong | Strong | Limited | Good | $99-300/mo |
| Station Zoning Map | Strong (MAPPLUTO) | Strong | Strong | Excellent (subscribers) | Excellent | Free + subscription tier |
The rest of this post explains the rating behind each cell.
Tool-by-Tool Breakdown
ZOLA — Department of City Planning
What it is: The city's official zoning map. Authoritative source for all zoning data.
Strengths:
- Authority. When you cite zoning in a binding document, ZOLA is the source.
- Special purpose districts and overlay layers no other tool surfaces well.
- Direct links to zoning resolution sections.
- Free, government-maintained, no ads.
Weaknesses:
- Built for desktop research, not mobile.
- Slow to load on weaker connections.
- No transaction data, no ownership history, no deal context.
- Multi-property research requires repetitive lookups.
Use case: Verifying zoning facts. Anything formal where authority matters.
Don't use for: Volume research, mobile lookups, anything that needs deal context.
ACRIS — Automated City Register
What it is: NYC's official transaction recording system. Every deed, mortgage, and lien is here.
Strengths:
- Authoritative source for property transactions.
- Deep historical record (back to 1966 with caveats).
- Free public access.
- Daily updates (1-3 day lag from actual closing).
Weaknesses:
- Legacy interface. Hard to navigate.
- No zoning data, no land use data.
- Search by address requires Block & Lot numbers, which slows things down.
- Document images are PDF scans of varying quality.
Use case: Verifying recent sales, full ownership history, mortgage research.
Don't use for: Quick lookups, mobile work, anything that requires data integration.
NYC OASIS
What it is: A government collaboration project that combines dozens of NYC data layers — flood zones, transit, parks, school districts, historic districts, planning data — into one map.
Strengths:
- Unique overlays: flood zones, FEMA designations, sanitary sewers, scenic landmarks.
- Free, multiple agencies contributing data.
- Useful for environmental and infrastructure context.
Weaknesses:
- Interface feels academic, not commercial.
- Updates can lag.
- Not the place for daily broker workflow.
Use case: Specialty research — flood zone verification, historic district context, transit access for tenant decisions.
Don't use for: Day-to-day zoning and sales research.
LandGlide
What it is: A national mobile-first parcel data app covering ~3,000 US counties.
Strengths:
- Coverage breadth across the US.
- Mobile UX is genuinely good.
- Quick parcel lookup with owner and basic data.
- Visual parcel boundaries.
Weaknesses:
- NYC-specific zoning detail is shallow (no C2-5 vs C4-2A distinction).
- No NYC overlays (closings, 1031s, permits).
- Owner data lags ACRIS by 30-90 days.
- Mobile-first means desktop research is awkward.
- $120/year for breadth most NYC brokers don't use.
Use case: Brokers working multiple US metros where consistent national parcel data matters.
Don't use for: NYC-only commercial brokerage. The depth gap is too significant.
(See LandGlide alternatives for NYC for full breakdown.)
PropertyShark
What it is: Premium NYC-focused commercial real estate data platform.
Strengths:
- Deep ownership unwrapping (LLCs back to actual humans).
- Historical tenant data.
- Recent sales with detailed metadata.
- Title search integration.
- NYC-specific depth no national tool matches.
Weaknesses:
- Cost. $99-300/month depending on tier.
- Overkill for individual brokers doing modest deal volume.
- Interface is dense, learning curve is real.
- Limited deal-flow context (it's a data tool, not a workflow tool).
Use case: Mid-to-large brokerage firms or investors doing high deal volume where deep entity research justifies the cost.
Don't use for: Individual brokers or small teams who can get most needed data from free sources.
Station CRM's NYC Zoning Map
What it is: A NYC-specific zoning map combining MAPPLUTO base data with broker-workflow overlays. Free tier plus subscription overlays.
Strengths:
- Free tier covers same MAPPLUTO data as ZOLA (zoning, FAR, owner, assessment, sales).
- Mobile UX built for in-field broker work.
- Subscriber overlays integrate retail closings, 1031 candidates, recent sales, DOB permits.
- Direct integration with Station CRM pipeline (subscribers).
- Multi-property comparison without losing context.
Weaknesses:
- Newer than ZOLA — less brand recognition for "official" feel in formal documents.
- NYC-only. Brokers working other metros need other tools.
- Premium overlays require Station CRM subscription.
Use case: NYC commercial brokers doing daily research, mobile field work, and integrating zoning with deal workflow.
Don't use for: Citing zoning in formal documents (use ZOLA for that screenshot). Markets outside NYC.
Decision Framework: Which Tool for Which Job
Translate the matrix into action. For specific jobs, here's the fastest tool:
"I need to verify zoning for an offering memo."
ZOLA. Authority matters. Take the screenshot.
"I need to know the recent sale price and current owner of this property."
ACRIS for authoritative records. Station or PropertyShark for faster lookup with the same data.
"I'm walking the block and want quick zoning + owner on five properties."
Station's zoning map on mobile.
"I want to find 1031 exchange candidates with replacement properties matching their criteria."
Station is the only tool that combines 1031 candidate data with zoning/parcel data. ACRIS gives you the sales but no zoning context.
"I need to check flood zone and historic district status."
OASIS. It has these overlays better than anywhere else.
"I want full entity ownership unwrapping and tenant history."
PropertyShark if you have the budget. ACRIS + manual research if not.
"I work multiple US metros and need consistent parcel data."
LandGlide. That's its job.
"I need to research zoning trends across a corridor for a market report."
ZOLA for the data. Station for the visualization with deal context.
"I just want to look up basic zoning for a property right now."
Station's free tier if you're on mobile. ZOLA if you're at a desk.
Cost Stack for Different Broker Profiles
What the actual stack looks like at different operating levels:
Solo broker, modest deal volume
- ZOLA (free)
- ACRIS (free)
- Station CRM free tier zoning map (free)
- Total: $0
Solo broker, high deal volume
- All of the above
- Station CRM subscription for closings/1031/permit overlays
- Total: depends on Station plan
Small team (3-5 brokers)
- All of the above
- PropertyShark Lite ($99-150/month) if entity research is frequent
- Total: $1,200-3,600/year
Mid-size firm (10+ brokers)
- All of the above
- PropertyShark Pro ($300+/month)
- CoStar or Reonomy depending on practice area
- Total: $10K-50K+/year
The point: the free + Station combination handles 80%+ of what most brokers need. Premium tools add depth, but the depth is only worth it if you're actually using it.
What's Missing From All These Tools
Worth noting what no current NYC zoning/parcel tool does well:
- Tenant lease history at a specific address. PropertyShark has some, but coverage is incomplete and dated.
- Real-time DOB permit activity tied to zoning. Station does this, but it's behind the subscription. ZOLA doesn't show it.
- Predictive ownership change signals. Nothing public predicts a likely sale before it hits ACRIS.
- Tenant requirement matching against available zoning. Nothing does this systematically.
Some of these gaps are why CRE tech is still building. The tools that close them next will define the next decade of broker workflow.
Frequently Asked Questions
What is the best free NYC zoning map?
ZOLA (zola.planning.nyc.gov) is the most authoritative free NYC zoning map. Station CRM's free zoning map covers the same MAPPLUTO base data with a faster mobile UX. NYC OASIS is best for environmental and planning overlays. The right choice depends on the use case — formal document verification vs. broker workflow.
Is PropertyShark worth it for individual brokers?
For most individual NYC brokers, no. PropertyShark's depth (entity unwrapping, historical tenant data, title integration) costs $99-300/month, and most individual brokers don't extract enough value from it to justify the cost. ZOLA + ACRIS + Station CRM's free zoning map cover 80%+ of typical research needs at $0.
What's the difference between ZOLA and MAPPLUTO?
ZOLA is the public-facing zoning map interface. MAPPLUTO is the underlying parcel-level dataset (Primary Land Use Tax Lot Output, mapped). ZOLA is one of many tools that visualize MAPPLUTO data. Station CRM's zoning map also pulls from MAPPLUTO, as do most third-party NYC tools.
Can I use these tools on mobile?
ZOLA and ACRIS work on mobile but were built for desktop and feel cramped. LandGlide and Station CRM's zoning map are mobile-first and faster for in-field broker work. PropertyShark has a usable mobile interface but most brokers prefer desktop for premium tool work.
Which tool shows the most recent sale of an NYC property?
ACRIS is the authoritative source for recorded NYC property sales, updated within 1-3 days of closing. Third-party tools (Station, PropertyShark, LandGlide) pull from ACRIS but may have additional lag. For verifying the most recent sale, go directly to ACRIS.
Do any of these tools predict 1031 exchange opportunities?
Only Station CRM does this systematically. Station identifies recent commercial sellers and tracks their 45-day identification deadlines, surfacing candidates before competing brokers know they exist. ACRIS has the underlying sale data but no scoring or pipeline integration.