Comparison
Data vs. a feasibility answer — Envelope vs. PropertyShark
PropertyShark is the reference database for NYC property records — ownership, sales, comps, permits, and zoning fields on every lot. Envelope is built for the next question: given that data, what can actually be built here, and what is it worth?
The short version
PropertyShark tells you what a property is. Envelope tells you what it can become — running the zoning to an as-of-right FAR, a 3D massing with sketch plans, and an income-approach valuation. They’re complements as often as alternatives: many users pull records in PropertyShark and run the feasibility in Envelope.
| Capability | Envelope | PropertyShark |
|---|---|---|
| Ownership, deeds & sales history | ||
| DOB/HPD/ECB violations & permits | ||
| Comparable sales | ||
| Raw zoning fields (district, FAR limits) | ||
| As-of-right buildable SF calculated | — | |
| 3D massing model | — | |
| Typical-floor sketch plans & unit mix | — | |
| City of Yes programs integrated | — | |
| Income-approach valuation | — | |
| Development pro forma builder | — | |
| Coverage beyond NYC | NYC-focused | Multi-market |
Based on publicly available information as of July 2026. Features change — verify current capabilities with each vendor.
Where Envelope wins
- Actually computes the answer: as-of-right FAR, buildable square footage, and a compliant massing — not just the raw zoning fields.
- 3D massing with typical-floor sketch plans and a unit mix an architect can react to.
- Income-approach valuation and a development pro forma built from the same inputs.
- City of Yes and 48+ programs evaluated automatically on every lot.
- Single report for $149 — versus a data subscription.
Where PropertyShark is stronger
- The deepest, most complete NYC public-records database, with long history and 100% NYC coverage.
- Coverage across many U.S. markets, not just New York City.
- The go-to for pulling ownership, sales, and permit records fast.
- Backed by Yardi, with a large, established professional user base.
Frequently asked
Is Envelope a PropertyShark alternative?
For development feasibility, yes. PropertyShark is a property-records database; Envelope uses that kind of data to produce an as-of-right feasibility study with FAR, 3D massing, and valuation. Many users treat them as complements — records in PropertyShark, feasibility in Envelope.
Does PropertyShark calculate buildable square footage?
PropertyShark surfaces zoning fields (district, FAR limits, lot area) but is primarily a records and comps database. Envelope computes the as-of-right buildable floor area, applies bulk and yard rules, and renders the resulting massing.
Which should I use for a NYC development site?
Use PropertyShark to research ownership, sales, and permit history; use Envelope to determine what can be built, how it masses, and what it’s worth. Envelope’s single-report option ($149, no subscription) makes it easy to run a feasibility check on a specific lot.
Does Envelope cover markets outside NYC?
Envelope is purpose-built for New York City’s zoning resolution, which is why its feasibility output is architect-grade. PropertyShark covers multiple U.S. markets for records data.
See what Envelope shows on your lot.
An architect-grade zoning report — as-of-right FAR, 3D massing, typical-floor sketch plans, and an income-approach valuation — starts at $149, no subscription required.