ACRIS: Searching, Recording, and Transfer Taxes in NYC

ACRIS is New York City’s Automated City Register Information System, a free online portal run by the NYC Department of Finance where anyone can search property records or file deeds, mortgages, and related tax returns for properties in Manhattan, the Bronx, Brooklyn, and Queens.1NYC Department of Finance. ACRIS – The Automated City Register Information System Digitized records go back to 1966. Buyers verifying a chain of title, homeowners checking for unauthorized liens, and closing attorneys submitting transfer documents all use the same system.

Which Boroughs ACRIS Covers

ACRIS property records cover four boroughs: Manhattan, the Bronx, Brooklyn, and Queens.1NYC Department of Finance. ACRIS – The Automated City Register Information System Staten Island land records are maintained separately by the Richmond County Clerk through its own portal.2Richmond County Clerk New York. Office of the Richmond County Clerk

One important exception applies to Staten Island. Real Property Transfer Tax returns must be filed electronically through ACRIS for all five boroughs, and a paper filing is also required for Staten Island transfers.1NYC Department of Finance. ACRIS – The Automated City Register Information System So even if you can’t search a Staten Island deed history in ACRIS, you’ll still use ACRIS to submit the transfer tax forms when the property changes hands.

What You Need Before You Start

Every parcel of land in New York City is identified by a Borough, Block, and Lot number, usually shortened to BBL. This ten-digit code tells the system which property you mean: the first digit is the borough, the next five identify the tax block, and the last four identify the lot. You’ll need it for almost every search or filing.

If you only have a street address, ACRIS includes a “Find BBL” tool that converts an address into the correct code using the city’s official tax map. Having your BBL ready before you begin saves time and keeps you from pulling the wrong parcel. For a specific transaction search, you’ll also want the names of the grantor (seller) and grantee (buyer), and the document type, such as a deed or a mortgage satisfaction.

Searching Property Records

Go to nyc.gov/acris, click “Begin using ACRIS,” then select “Search Property Records.” You can search by BBL or by party name. A BBL search returns every recorded document tied to that parcel: deeds, mortgages, liens, satisfactions, and more. Each result shows a document ID, a recording date, and the parties involved.

Clicking a specific entry opens a detail page where you can view the full document as a PDF. Signatures, notary stamps, handwritten notations, and legal descriptions are all legible. You can zoom in on clauses, print, or save a copy through your browser. No trip to a city office is needed to pull recorded documents, whether you’re tracing a chain of title or confirming that a lien has been satisfied.

Recording a Document and Creating Cover Pages

Recording a new document requires a cover page and the appropriate tax forms. Start in the “Create Cover Pages” section by selecting the document type, such as a deed, mortgage, or satisfaction of mortgage.

For most transfers you’ll complete two tax forms. Form TP-584 reports the New York State real estate transfer tax and is required for every conveyance.3New York State Department of Taxation and Finance. Instructions for Form TP-584 The NYC RPTT return is also mandatory for virtually all transfers, and both grantor and grantee must sign it.4NYC Administrative Code. NYC Administrative Code Title 11 Chapter 21 – Real Property Transfer Tax ACRIS prompts you for the consideration amount and calculates the applicable taxes based on the property type and value you enter.

The system walks you through party information, the BBL, and supporting documents. Every name, address, and dollar amount must match the physical deed or mortgage exactly. Small discrepancies between the cover page and the underlying document can trigger a rejection. Once everything is entered, ACRIS generates the finalized forms for you to print, sign, and submit.

Recording Fees

The City Register charges a base fee of $32 for recording a real estate document, plus $5 per page and $5 for the cover page. The minimum fee for a two-page filing (one content page plus the cover page) is $42. A double-sided page counts as two pages. Additional blocks beyond the first add $2 each, and additional lots add $3 each.5NYC Department of Finance. ACRIS Recording Fees and UCC Statements Notarization on recorded documents costs $2 per signature under New York law.6New York State Senate. New York Executive Law 136 – Notarial Fees

You can pay recording fees and transfer taxes by credit card, eCheck, or a dedicated Department of Finance account. ACRIS shows a final confirmation screen with the total before you authorize payment. Once submitted, the City Register begins a manual review. When the document is accepted, you receive a Notice of Recording or Receipt of Filing as proof the transaction has been officially recorded and indexed.

Transfer Taxes ACRIS Calculates

ACRIS runs the tax math automatically as you fill out the required forms, but knowing the rates keeps closing costs from being a surprise.

NYC Real Property Transfer Tax

The city’s RPTT applies to virtually every conveyance, and buyer and seller file a joint return. Rates depend on property type and sale price:7NYC Department of Finance. Real Property Transfer Tax (RPTT)

NYS Real Estate Transfer Tax

New York State adds its own transfer tax at $2 per $500 of consideration (0.4%) on any conveyance where the price exceeds $500. An additional $1.25 per $500 applies to NYC properties when the price reaches $3 million or more for residential, or $2 million or more for all other property.8New York State Senate. New York Tax Law 1402 – Imposition of Tax This layer is reported on Form TP-584.3New York State Department of Taxation and Finance. Instructions for Form TP-584

Mansion Tax and Supplemental Tax

Residential sales of $1 million or more trigger the mansion tax, an additional 1% of the full sale price paid by the buyer.9New York State Senate. New York Tax Law 1402-A For higher-priced NYC residential properties, a graduated supplemental tax also applies starting at $2 million:10New York State Department of Taxation and Finance. Summary of Amendments to New York’s Real Estate Transfer Taxes

  • $2 million to under $3 million: 0.25%
  • $3 million to under $5 million: 0.50%
  • $5 million to under $10 million: 1.25%
  • $10 million to under $15 million: 2.25%
  • $15 million to under $20 million: 2.50%
  • $20 million to under $25 million: 2.75%
  • $25 million or more: 2.90%

These rates stack on top of the base state transfer tax and the mansion tax.

Mortgage Recording Tax

Whenever a mortgage is recorded in NYC, the borrower owes a mortgage recording tax on the loan amount. The combined city, state, and MTA rates are:11NYC Department of Finance. Statistical Profile of the New York City Mortgage Recording Tax

  • Mortgages under $500,000: 2.05% of the loan amount
  • Residential mortgages of $500,000 or more: 2.175%
  • Commercial mortgages of $500,000 or more: 2.80%

By longstanding convention, the lender pays 0.25% and the borrower pays the rest. For one- and two-family homes, the first $10,000 of principal is exempt from the additional tax component, saving roughly $25 to $30.12New York State Department of Taxation and Finance. Mortgage Recording Tax The mortgage recording tax is paid at the time of recording through ACRIS.

Filing Deadlines and Late Penalties

Missing a filing deadline triggers penalties from both the state and the city, running simultaneously.

Form TP-584 must be filed with the county recording officer no later than 15 days after the deed is delivered. Late filers face a penalty of 10% of the tax due, plus interest of 2% per month or partial month starting after the first month, with the interest capped at 25%.3New York State Department of Taxation and Finance. Instructions for Form TP-584

The RPTT return must be filed and the tax paid within 30 days of the transfer, even if the transfer is exempt and no tax is owed. Late filing carries a penalty of 5% of the tax for each month or partial month overdue, up to 25%. Late payment adds a separate 0.5% per month, also capped at 25%. The combined penalty for any single month cannot exceed 5%.7NYC Department of Finance. Real Property Transfer Tax (RPTT) The city also charges interest on unpaid balances.13NYC Department of Finance. Notice of Interest Rates on New York City Income and Excise Taxes

Common Mistakes That Delay Filings

The City Register rejects filings with errors rather than fixing them, and most rejections come from avoidable data entry problems:14NYC Department of Finance. ACRIS – Processing Errors

  • Selecting the wrong document type, which changes recording requirements and can cause the filing to be returned.
  • Selecting the wrong property type. If you choose “multiple condominium unit” for a property classified as an apartment building, ACRIS won’t find the BBL at all.
  • Listing the wrong number of properties on the transfer tax forms, which throws off the fee calculation.
  • Entering both parties on the same sub-tab of the Parties tab. Party 1 and Party 2 have separate sub-tabs, and mixing them prevents the cover page from generating.
  • Leaving supporting-document page counts blank. ACRIS checks off required documents automatically, but you must enter the page count for each manually.
  • Skipping the Payment Cover Page. Without it, payment won’t be accepted for non-electronic submissions.

Most rejections come down to mismatches between the cover page and the underlying document. Check party names, the BBL, and the consideration amount against the physical deed before submitting.

Enrolling in the Property Action Alert

ACRIS offers a free Property Action Alert that notifies you by email whenever a new document is recorded against your property. You register by linking your email address to your BBL and borough through the ACRIS portal. Once enrolled, you’ll get an automated alert if someone files a deed, mortgage, lien, or any other document against your parcel. You can monitor multiple properties and update your contact information through a dashboard. For any homeowner concerned about deed fraud, it’s one of the simplest protective steps available, and it costs nothing.