PropertyShark Cost & Alternatives in 2026: Verified Prices, Honest Comparisons

By Cristian Cedacero, NYC Property Intel · Updated August 11, 2026 · 9 min read

On this page:

• How much does PropertyShark cost in 2026?
• What you get at each tier
• Is PropertyShark worth it?
• Free alternatives
• Paid alternatives compared
• Where NYC Property Intel fits
• FAQ

How much does PropertyShark cost in 2026?

As of August 2026, PropertyShark’s live pricing is $59.95/month (Pro), $79.95/month (Elite), and $169.95/month (Platinum), with roughly 17% off for annual billing. Every figure below was verified directly against propertyshark.com’s subscriptions page in August 2026 — that page, not the dead /pricing URL, is where the company publishes its plans.

Why do so many sites still say $49.95? PropertyShark raised prices around July 2026, and the comparison-site ecosystem is lagging. When we checked in August 2026, Capterra’s listing — stamped “Last updated on July 21, 2026” — and rentalrealestate.com both still showed the pre-increase prices ($49.95 Pro / $59.95 Elite). If you’re budgeting off a third-party roundup, assume its numbers are stale and check the live subscriptions page.

Three billing details that matter more than the sticker price — the refund window is stated on the subscriptions page (verified August 2026); the other two come from subscriber reports, so confirm before you buy:

• Report caps are real caps. Each tier includes a fixed monthly allowance of in-depth property reports (175/200/250). The allowance resets monthly, and heavy users report the caps as the thing that forces tier upgrades.
• The refund window is 5 business days. To get a pro-rated refund on a monthly plan, you must cancel or downgrade within 5 business days of your latest charge.
• Historical foreclosure access reportedly ends when you lapse. Subscribers report that historical foreclosure records are viewable only with an active subscription — confirm with PropertyShark before relying on the archive.

What you get at each tier

The short version: Pro is the reports engine, Elite adds distress data, and Platinum is the only tier that tells you who actually owns the building and how to call them.

• Pro ($59.95/mo) — the core research product: property reports, ownership records, sales and title history, comps, maps, and building data across PropertyShark’s coverage area, with the 175-report monthly cap. What it does not include is the reason many subscribers upgrade: no foreclosure data.
• Elite ($79.95/mo) — everything in Pro plus foreclosure and pre-foreclosure data — the tier gate that matters for distress investors and hard-money lenders. As noted above, the historical foreclosure archive is only available while your monthly subscription stays continuous.
• Platinum ($169.95/mo) — everything in Elite plus the crown jewels: real owners behind LLCs, real owner phone numbers, and owner-list exports. This is human-verified contact data, and it is genuinely hard to replicate — no free tool has it, ours included. As with any bulk contact data, verify numbers before you dial — treat the lists as a strong starting point, not gospel.

Credit where due: PropertyShark — owned by Yardi, one of the largest real-estate software companies in the world — refreshes data daily, and its NY/NJ/CA coverage depth is the de facto standard in those markets. The recurring review complaints are about the edges, not the core: report caps that force upgrades, a dated interface, no AI-assisted querying, and coverage that thins out fast beyond those three states.

Is PropertyShark worth it?

Worth it if you’re buying the things only it sells; not worth it if you’re paying $720+ a year for public records the city gives away.

Yes, it’s probably worth it if you:

• Cold-call owners for a living. Verified phone numbers behind LLC owners, exportable as lists, is Platinum’s whole value proposition — $169.95/month is cheap against one closed off-market deal.
• Work foreclosures and pre-foreclosures. Elite’s distress data has no free equivalent — lis pendens filings live in county court records, not in any city open-data feed. (We don’t have this data either; more below.)
• Work across NJ or CA as well as NY — few tools at this price cover all three deeply.

No, it’s probably not worth it if you:

• Mainly look up NYC public records — deeds, mortgages, tax data, violations, permits, complaints. All of it is public; you’re paying for packaging, and free packaging now exists.
• Run a handful of lookups a month. A 175-report allowance you barely touch at $59.95/month is a bad trade against free tools or pay-as-you-go options.
• Want AI-assisted research. PropertyShark offers no AI-assisted querying — you navigate reports yourself. If “ask a question, get a sourced answer” is your workflow, it isn’t the tool.

PropertyShark vs CoStar

People compare these two, but they’re different animals. CoStar is institutional CRE infrastructure — lease comps, tenancy data, market analytics — sold on negotiated contracts that typically start around $400+/month per seat. PropertyShark is a property-records tool an individual buys with a credit card. If your question is “what are lease comps in this submarket,” you’re a CoStar customer. If it’s “who owns this building and what’s filed against it,” you’re shopping in PropertyShark’s aisle — the aisle this page covers.

Free alternatives

For NYC public-record research specifically, the free stack has gotten genuinely good — the trade-off is fragmentation or narrower scope, not data quality.

• The city’s own portals (free, authoritative, fragmented). ACRIS for deeds and mortgages, DOB BIS/NOW for permits and violations, HPD Online for housing violations, DOF for taxes and assessed values, plus OATH, DEP, and the rest. Everything PropertyShark shows you about NYC public records ultimately comes from these sources. The cost is your time: a real workup means visiting many separate sites with separate search conventions. Our due-diligence guide maps which agency holds what.
• RegWatch (regwatch.nyc) — free tier, compliance-focused. Free with a cap of 5 property views/day, paid from $15/month. Strong on the compliance/violations angle; a fair budget option if that’s your lens.
• NYC Property Intel (this site) — free AI chat over the city’s data. 3 queries with no signup, 10/day with a free account, across 20+ official NYC datasets from 9 city agencies. Full detail — including what we don’t do — two sections down.

What no free option replicates: PropertyShark’s foreclosure archives (court data, not open data) and its verified owner phone numbers (human-verified, proprietary). If those are your job, a free alternative doesn’t exist yet; budget for Elite or Platinum.

Paid alternatives compared

If you’re shopping paid tools, the market splits by what you’re really buying: national scale, mortgage intelligence, owner contacts, or niche depth. Prices below were gathered from vendor sites and published reviews in August 2026; verify before buying — as the PropertyShark case shows, published prices go stale fast.

A fair reading of that table: nothing under $100/month replaces Platinum’s contact data, and nothing free replaces Elite’s foreclosure data. For most NYC researchers the real decision is PropertyShark vs the free stack — and it turns on whether you need what’s behind those gates.

Where NYC Property Intel fits

We’re the free option for the public-records half of the job — and we’re explicit about the half we don’t do.

What we are: a free AI chat over 20+ official NYC datasets across 9 city agencies — ownership and deed history from ACRIS, DOB permits and violations, HPD violations and litigation, 311 complaints, DOF tax and assessed values, OATH/ECB judgments, and more — queried through 18 purpose-built tools. Ask a question in plain English (“what’s filed against 123 Example St?”), get a sourced answer instead of eight browser tabs. You get 3 free queries with no signup and 10/day with a free account. For lien-specific workflows, see our NYC property lien search guide.

Three things we do that PropertyShark doesn’t: an AI layer (PropertyShark has none — you read reports, we answer questions); an MCP server, so Claude and other AI agents can query NYC property data natively inside their own workflows; and building monitoring — watch a property and get alerts when new violations, permits, or filings land. The code is MIT-licensed and self-hostable, so nothing about the data pipeline is a black box.

And here is the honest list of what we don’t have — the things that, if you need them, mean you should pay PropertyShark instead:

• No foreclosure or lis pendens data. Those filings live in county court records (NYSCEF), not in the city’s open-data feeds we ingest. PropertyShark Elite has them; we don’t.
• No owner phone numbers or LLC contact unmasking. Platinum’s human-verified contact data has no equivalent here.
• No coverage outside NYC. No NJ, no CA, no comps beyond the five boroughs.
• No lease or CRE market analytics. That’s CoStar/Reonomy territory.

🔎 Run a free workup on any NYC property

→ Look up any NYC address free

Ownership, sales history, liens, violations, permits, complaints, and tax data — cross-checked across 20+ official NYC datasets in one query. 3 free queries, no signup, no card. If it turns out you need foreclosure archives or owner phone lists, we’ll have saved you a query — and you’ll know exactly which PropertyShark tier to buy.

FAQ

How much is PropertyShark per month?

As of August 2026, PropertyShark’s live subscription page lists three tiers: Pro at $59.95/month, Elite at $79.95/month, and Platinum at $169.95/month, with roughly 17% off for annual billing. Prices rose around July 2026 — Pro was previously $49.95 and Elite $59.95 — so many third-party comparison sites still show the old, lower numbers.

Why do other sites say PropertyShark costs $49.95?

Because PropertyShark raised prices around July 2026 and most comparison sites haven’t caught up. Capterra’s listing — marked “Last updated on July 21, 2026” — and rentalrealestate.com still showed the pre-increase prices ($49.95 Pro, $59.95 Elite) when we checked in August 2026. The authoritative source is PropertyShark’s own subscriptions page, which is where the $59.95/$79.95/$169.95 figures on this page come from.

Is there a truly free PropertyShark alternative?

Yes, with trade-offs. The city’s own sites — ACRIS, DOB, HPD, DOF — are free and authoritative but fragmented across many portals. RegWatch has a free tier capped at 5 property views per day. NYC Property Intel gives you free AI chat over 20+ official NYC datasets across 9 city agencies — 3 queries with no signup, 10 per day with a free account. None of the free options replicate PropertyShark’s foreclosure archives or verified owner phone numbers.

Which PropertyShark plan includes foreclosure data?

Foreclosure and pre-foreclosure data starts at the Elite tier ($79.95/month as of August 2026) — the base Pro plan doesn’t include it. Subscribers report that access to historical foreclosure data requires an active subscription — confirm with PropertyShark. LLC owner unmasking and owner phone numbers require the top Platinum tier at $169.95/month.

Is PropertyShark worth it in 2026?

It depends on what you’re buying it for. If you need verified owner phone numbers behind LLCs, foreclosure and pre-foreclosure archives, or coverage in NJ and CA, PropertyShark is still the strongest tool in its price range and probably worth it. If you mainly need NYC public-record lookups — ownership, sales, liens, violations, permits, complaints — you can get most of that free from the city’s data or from free tools like ours, and $720–$2,039 a year is hard to justify.

Does PropertyShark cover areas outside New York?

Its deepest data is in New York (especially NYC), New Jersey, and California, where coverage is the de facto standard for property research. Reviews consistently note that data thins out in other states. For national coverage, tools like Reonomy ($400–500/seat/month) are built for that job — at several times the price.

Sources: PropertyShark subscription pricing verified directly at propertyshark.com/mason/Subscriptions/ in August 2026; pre-July 2026 pricing per Capterra (listing marked “Last updated on July 21, 2026”) and rentalrealestate.com; competitor pricing from vendor sites and published reviews gathered August 2026. Prices and plan terms change — always confirm on the vendor’s own site before subscribing. NYC Property Intel is an independent tool and is not affiliated with PropertyShark, Yardi, or any vendor named on this page. This page is general information, not financial or purchasing advice. See our Terms of Use and the due-diligence guide.