Probate sellers are some of the most motivated — and least competed-over — sellers in real estate. Here's how to find them using public records, and the fastest way to get a list.
Every year, hundreds of thousands of properties enter the probate process after an owner passes away. Unlike pre-foreclosure or tax delinquent leads, probate sellers usually aren't in financial distress — they're heirs who suddenly own a property they didn't ask for and often don't want to manage. That makes probate one of the least competitive, most consistently motivated lead sources in real estate investing.
This guide covers exactly how to find probate leads — free public record methods, and the fastest way to get a list without spending hours in county courthouse databases.
A probate lead is a property whose owner has died, with the estate — including any real estate — going through probate court to determine how assets are distributed to heirs. The court appoints a personal representative (sometimes called an executor or administrator) who has legal authority to manage and, in many cases, sell estate property.
Real estate is often the largest asset in an estate, and heirs frequently want to liquidate it rather than co-own or manage a property none of them live in.
Probate cases are filed with the probate division of your county's court system (sometimes called Surrogate's Court, Orphans' Court, or simply Probate Court depending on the state). These filings are public record.
A widely used manual method: pull recent obituaries from local newspapers or sites like Legacy.com, then cross-reference names against your county property appraiser or tax assessor's website to see if the deceased owned real estate in the area.
This method is free but slow and manual — it works well for hyperlocal investors targeting one or two counties, less so at scale.
Many states require probate notices to be published in a local newspaper of general circulation, similar to foreclosure notices. Check:
If you're targeting multiple counties or states, manually pulling probate filings and cross-referencing property records doesn't scale well. Paid data platforms aggregate probate filings with property ownership records and deliver a ready-to-use list.
| Platform | Price | Phone Check | Cancel Online | Credits Expire |
|---|---|---|---|---|
| PropStream | $99/mo mandatory | — | Call support | N/A — monthly |
| BatchLeads | $119–$749/mo | — | ✓ Yes | N/A — monthly |
| LocalLeadsData | $99 one-time (500 credits) | ✓ Yes — Google cross-check | ✓ No subscription | ✓ Never expire |
A dash (—) means we have not confirmed whether that provider cross-checks phone numbers; ask each provider directly. Competitor prices are from published third-party sources and may change, so confirm them with the provider.
A quality probate lead should include at minimum:
Probate typically takes 6 months to 2 years depending on the state and estate complexity. In most states, once the court grants the personal representative authority (often within the first few months), they can begin the process of selling real estate — even before probate fully closes. This is generally the right window to make contact: early enough to be first, but after the representative has legal authority to act.
Pay once. Credits never expire. Phone cross-checked + email when available. Delivered within 2 business days.
See Pricing →A probate lead is a property whose owner has died, with the estate going through probate court to determine how it's distributed to heirs. These properties are frequently sold since heirs often want to liquidate rather than manage or split ownership.
Check your county probate court's public records for newly filed cases, then cross-reference the deceased's name against county property records to find real estate they owned. Many counties publish filings online; others require an in-person or mailed request.
Heirs often live out of state, don't want to manage an inherited property, need to split proceeds among siblings, or want to avoid ongoing costs like taxes and maintenance on a home they don't live in. A fast cash sale is often preferable to a traditional listing.
Typically 6 months to 2 years depending on the state and estate complexity. In many states, the personal representative can sell real estate before probate fully closes, once granted authority by the court — that's typically when investors make contact.
Yes. LocalLeadsData offers probate leads on demand — pay once for a credit pack, credits never expire. No monthly subscription required. See pricing →