Similar names, different companies: RunEnvelope vs. Envelope
RunEnvelope and Envelope are separate companies with no affiliation. Envelope is a 3D zoning visualization platform for NYC that grew out of work by SHoP Architects and Sarah Williams of MIT’s Civic Data Design Lab; it was originally at envelope.city and is now marketed by First American. RunEnvelope, at runenvelope.com, was founded by Sam Eshaghoff and produces self-serve zoning feasibility reports for any NYC lot.
If you were looking for the 3D zoning platform from SHoP and MIT, that is Envelope, now at ncsmarketing.firstam.com/envelope, and you book a demo with its team of zoning experts. If you want a zoning feasibility report on a NYC lot that you can run yourself, with a free check and a price per report, that is RunEnvelope. Both model what zoning allows on NYC parcels in 3D; they are sold differently and built by different people.
Who each tool is for.
RunEnvelope
- ■Developers, brokers and owners who want every development scenario on one lot (as-of-right, UAP / City of Yes, Inclusionary Housing, community facility, Tower-on-Base, shared housing) modeled as a building.
- ■Buyers who want to check a lot free with no account and pay per report, from $149, with no sales call.
- ■Architects who want per-floor sketch plans, 3D massing exports (DXF, OBJ, GLB, IFC) and a Building Code Chapter 5 pass.
- ■Anyone who needs a Zoning Resolution citation behind every figure.
Envelope
- ■Teams that want a demo and a relationship with a team of zoning experts, which is how Envelope is offered today.
- ■Site-finders who want to search across parcels, filtering by built percentage, available FAR and location analytics.
- ■Buyers looking at assemblages, which Envelope’s page highlights with its assemblage tools.
- ■Clients who want help navigating the City of Yes updates from Envelope’s zoning experts.
Feature by feature.
| Capability | RunEnvelope | Envelope |
|---|---|---|
| Company | RunEnvelopeRunEnvelope, founded by Sam Eshaghoff | EnvelopeEnvelope; product page published by First American Financial |
| Website | RunEnveloperunenvelope.com | Envelopencsmarketing.firstam.com/envelope (originally envelope.city) |
| Origins | RunEnvelopeFounded by Sam Eshaghoff | EnvelopeSHoP Architects and Sarah Williams of MIT’s Civic Data Design Lab; spun out as a company in 2015 |
| Coverage | RunEnvelopeEvery NYC tax lot, five boroughs | EnvelopeAny NYC parcel (per its page) |
| How you start | RunEnvelopeFree check, no account | EnvelopeBook a demo or request an analysis |
| Pricing | RunEnvelope$149 / $349 / $499 per report, by buildable SF | EnvelopeNot published |
| 3D massing | RunEnvelopeEvery scenario, with cross-sections | Envelope3D scenario massing |
| Assemblage | RunEnvelopeYES | EnvelopeAssemblage tools |
| Floor-by-floor breakdown | RunEnvelopePer-floor sketch plans | EnvelopeStacking charts |
| Zoning citations | RunEnvelopeOn every figure | EnvelopeFull citations and footnotes (per its page) |
| City of Yes | RunEnvelopeUAP modeled as its own scenario | EnvelopeExpert help navigating City of Yes updates |
| Building Code Chapter 5 analysis | RunEnvelopeYES | EnvelopeNot published |
| Tax programs (421-a, J-51, ICAP, 485-x) | RunEnvelopeYES | EnvelopeNot published |
| Site search across many parcels | RunEnvelopeNot in the report | EnvelopeFilter by built %, available FAR, location analytics |
| Team of zoning experts | RunEnvelopeNO | EnvelopeYES |
| Report contents and turnaround | RunEnvelopePublished at /zoning-reports; minutes | EnvelopeNot published |
| Published accuracy benchmark | RunEnvelopeYes, at /accuracy | EnvelopeNot published |
Sources Based on publicly available information as of October 20, 2026. Features change; verify current capabilities with each vendor.
Where each one wins.
Where RunEnvelope wins
- ■Self-serve: check any NYC lot free with no account, then buy one report from $149 without a demo or a sales call.
- ■Every legal development scenario modeled as an actual building, with per-floor plates, cores and corridors, cross-sections and 3D massing.
- ■A Zoning Resolution citation behind every number, plus Building Code Chapter 5 analysis and 421-a, J-51, ICAP and 485-x eligibility.
- ■Published pricing and a published accuracy method: scored against licensed professionals’ studies and DOB-approved New Building filings before every release.
Where Envelope is stronger
- ■Deep roots in NYC zoning: its about page says SHoP and Sarah Williams spent 2008 to 2015 modeling the Zoning Resolution before the company was spun out.
- ■A team of zoning experts you can work with directly, including on City of Yes.
- ■Site search across parcels by built percentage, available FAR and location analytics, aimed at finding underutilized sites.
- ■Assemblage tools and stacking charts built into the platform.
- ■Offered today through First American, which publishes its product page.
Frequently asked.
Are RunEnvelope and Envelope the same company?
No. They are separate, unaffiliated companies. Envelope is a 3D zoning visualization platform that grew out of SHoP Architects and Sarah Williams of MIT’s Civic Data Design Lab, originally at envelope.city and now marketed by First American. RunEnvelope is a NYC zoning feasibility report service at runenvelope.com, founded by Sam Eshaghoff.
Is RunEnvelope the old envelope.city?
No. envelope.city was Envelope’s website. RunEnvelope’s website is runenvelope.com, and the two products are made by different companies.
Is RunEnvelope part of First American?
No. First American publishes the current page for Envelope. RunEnvelope is an independent company and is not affiliated with First American or with Envelope.
Where do I find Envelope today?
Envelope’s current product page is ncsmarketing.firstam.com/envelope, where you can book a demo or request an Envelope analysis from its zoning experts. Its pricing is not published there.
What does each one do?
Envelope describes itself as a 3D zoning visualization platform that helps identify underutilized sites and assess development potential, with 3D scenario massing, site search, zoning analysis, assemblage tools, stacking charts and feasibility modeling. RunEnvelope produces a zoning feasibility report for one NYC lot: every legal development scenario modeled as a building, with per-floor sketch plans, 3D massing, Zoning Resolution citations and Building Code Chapter 5 analysis.
Which one should I use?
If you want a platform for searching many parcels and a team of zoning experts to work with, Envelope is built for that. If you want to check a specific lot yourself and get a full feasibility report on demand, priced per report from $149, use RunEnvelope. Neither replaces a licensed architect, engineer or attorney.
Check any NYC lot free, then decide.
Put a real address into RunEnvelope and see the free check before you pay for anything. Full reports start at $149 with no subscription.