How to Get Probate Real Estate Leads From the Courthouse or Online

Probate Real Estate Leads Guide - Preview

If you are looking for a way to expand your real estate business, probate leads can be an excellent source of new leads. Finding the right probate lead provider is essential, as there are many options available and each one may cater to different needs. In this guide, we will go over the best ways to get quality probate leads as well as some of the top probate lead providers.

Let’s take a look at how to get probate leads online or from the courthouse, and how the top companies for probate lead list providers compare.

What are probate real estate leads?

Probate leads refer to potential real estate listings or investment deals that arise from the sale of a property owned by an individual who has passed away. When someone dies, their assets, including real estate, must go through a legal process called probate. This process involves the distribution of the deceased person’s assets according to their will or, if they did not have a will, according to state laws.

Finding Probate Leads Online or at the Courthouse

One way to find probate real estate leads is to research local records for deceased owners. To do this, you will need to contact your local county clerk’s office (or similar organization) and inquire about the process for obtaining probate property information. The county clerk’s office will provide you with a list of properties that are in the probate process or have recently been probated. With this list, you can then search through public records to get more detailed information about the property.

Searching for probate leads online

Getting probate leads online can be easy and affordable, and sometimes even free! Not all probate courts offer free probate record access online, though. It’s also worth considering that not all online records will contain all the information you’d want in a lead list, such as phone numbers, and may need additional skip-tracing.

To begin your online search for probate leads, use the following steps:

1) Find the website for your local probate court.

Some counties have websites dedicated to their probate division. Other counties might include information about probate court proceedings on a broader county governance website. If the latter is the case, search the website menu for a Probate section.

2) Look for a section titled “Cases” or “Records”

If you are able to find this section click it: In most cases, you’ll find yourself looking at a search form. Looking at the search form will give you major clues about how easy or difficult it will be to access probate leads online. You’ll want to look at:

  • The available search fields – What are you able to search by?
  • What fields are required – Do you need to use a very specific search? If you need to know a case number in advance, this form is not going to be a great way to get probate leads.
  • How much information can you generate with a simple search? Can you run a search with a single letter or a space in field and get results? To test this, try running a search with just the letter “A” in a field, such as “Name.” If that churns out a long list of results, you can likely access all available probate records by running a search query for the 26 letters of the alphabet.
  • Is there a sign-in barrier or paywall? Does the records search page require a login? Do you need to pay after a certain number of searches? If so, check out the criteria and terms of service and see if it makes sense to proceed.
  • How easy is it to capture the information? If you’re able to access records, and it’s easy to select all, copy, and paste into a spreadsheet, GREAT! It probably makes sense to grab probate leads yourself online. However, if it’s difficult to extract the information, it might be worth outsourcing the task, searching for another means of records access, or purchasing the list.

If you are unable to find a records search, or the records search is difficult or expensive to use: Let’s explore other options for finding probate leads online.

3) Search for records requests or court recorder information

There are three main ways to check if the website for your local probate court website has a place for information requests:

  • A section in the navigation menu
  • A link in the footer
  • Using the website’s search function, if available.

Different probate courts will use different terminology and names. Try using various keyphrases in your search to see if you can yield the result you’re looking for:

  • Records Requests
  • Request Information
  • Records
  • Recorder
  • Clerk
  • Access
  • Public Records
  • Records Officer

You should be able to find a page with some type of information on how to request court records, and whether or not it’s possible to do online and/or in person.

4) Follow the instructions for making a records request to the probate court

To make a records request to the probate court, you will need to follow the specific instructions for the courthouse you are requesting the records from. In general, you can expect the following process:

Example criteria for a public records request
  • Contact the probate court and ask about their process for requesting records. You may be able to make the request in person, by phone, or online.
  • Provide the necessary information to the court. You will usually need to provide details of what records you are looking for. This will help the court staff find the right archives to pull for you.
  • Pay any fees required to access the records. There may be a fee for searching the records and an additional fee for each page of the records that you request.
  • Wait for the court to process your request. The amount of time it takes to receive the records will depend on the court’s workload and the complexity of your request.

Once you have received the records, you can review them to find potential probate leads.

It is important to note that not all probate court records are available to the public. Some records, such as those related to sealed cases or cases involving minors, may be confidential and not available for public review. Additionally, some courts may have restrictions on the type of information that can be disclosed to the public. Be sure to follow the court’s instructions and any applicable laws when making a records request.

Getting probate leads from the courthouse

This can be free or for a fee schedule as determined by the probate court. Some courthouses make it easy to get many probate records at once, while others make it a tedious and/or expensive task.

Here are the steps for obtaining probate court records in person at the courthouse:

  1. Locate the probate court in your area. You can find this information on the county or state government’s website.
  2. Go to the courthouse during business hours. Some courthouses may have specific days or times when records are available to the public.
  3. Ask the clerk for access to the probate court records. You may need to provide identification and pay a small fee to access these records.
  4. Provide any necessary information to the clerk. For some courts, no additional information is needed beyond your request for public records access. Other courts will ask for information about your reason for wanting access, and may even ask you to provide specifics (e.g. the name of the deceased person, the case number, and any other relevant details). Always reiterate that you are making the request for public records. You may be asked to agree that you are not requesting access to records for commercial purposes (meaning, to sell the data to others commercially).
  5. Wait for the clerk to provide access to records. This may take some time, depending on the court’s workload and the complexity of your request. Some courthouses have a research room they will bring you to, and your access might be time-limited. You may or may not be able to bring electronic devices into these rooms, so it’s best to be prepared with paper and pencil. Once the records are available, review them to find potential probate leads. You may be required to pay an additional fee if you wish to make copies of any records.

Depending on how this process works at your courthouse, you might find it worth getting probate leads yourself. If the process is time-consuming or highly-restrictive, continue reading to explore more options.

Free Probate Leads through Attorney Referrals

One way to find probate leads for free is by networking with probate professionals and asking for lead referrals for real estate. Probate professionals, such as attorneys and fiduciaries, may come across potential probate property leads as part of their work and be willing to pass along the information to you.

Here are some steps you can take to network with probate professionals and get lead referrals:

  1. Identify probate professionals in your area. You can find attorneys and probate administrators by searching online directories or contacting local professional organizations.
  2. Reach out to the professionals and introduce yourself. You can send an email or LinkedIn message, or make a phone call. Be sure to explain who you are and what you do, and let them know that you are looking for probate lead referrals. For extra tips, check out our guide on Digital Door Knocking for Real Estate
  3. Follow up with the professionals regularly. Attorneys are busy, and it may take some time for them to come across a potential lead. By following up periodically, you can keep your request top-of-mind and increase your chances of getting a referral.
  4. Value Reciprocity. When you receive a referral, be sure to thank the professional and offer to return the favor in the future. Building a strong network of probate professionals can be a valuable resource for finding leads, and it is important to maintain good relationships with them.

Keep in mind that networking with probate professionals can be a slow and unpredictable way to find leads. However, if you are able to build a strong network, it can be a valuable source of free probate leads.

This course gives you everything you need to EARN referrals from attorneys, without buying leads.

Take the EARN Course – The Key to Unlocking Attorney Referrals in Probate Real Estate

Online Property Look-ups for Probate Leads

Online property look-up tools, such as Propelio and Propstream, can be useful resources for researching probate leads. These tools allow you to search for property records and other relevant information, such as ownership history, tax records, and liens, in order to get a better understanding of the property and its potential value.

To use online property look-up tools to research probate leads:

  1. Sign up for an account with a property look-up tool. Both Propelio and Propstream offer free trial periods, so you can try out the service before committing to a subscription.
  2. Search for the property using the address or the name of the owner. The tool will return a list of relevant records, including ownership history, tax records, and liens.
  3. Review the records to get a better understanding of the property and its potential value. You can use this information to decide whether the property is a viable listing or investment opportunity.
  4. Use the property look-up tool for comps: Research other properties in the area to get a sense of the market value.

Keep in mind that online property look-up tools are not always 100% accurate and may not have access to all relevant records. It is always a good idea to verify the information you find through these tools with other sources. Additionally, some property records may be confidential or not available to the public, so you may not be able to access all the information you need through these tools.

How to Buy Probate Leads Online from a List Provider

If you are looking to buy probate leads online, there are a number of companies that specialize in providing lists of potential probate properties. These companies often gather information from a variety of sources, including public records, estate sales, and probate court filings, and sell the lists to real estate, legal, and financial professionals. Keep in mind that many of the lists that are available for purchase online are gathered through the same methods outlined previously in this article – It is up to you to decide if you’d rather gather probate leads yourself or privately contracting a court researcher, or outsource the task to a probate leads company. Here are some steps for buying probate leads online from a list provider:

  1. Research probate lead companies that sell lists. Some popular options include US Probate Leads,, Probate Leads, and Compare the prices and the types of leads each provider offers to find the one that best meets your needs.
  2. Sign up for an account with the list provider. You will usually need to provide your contact information and payment details.
  3. Choose the type of probate leads you want to purchase. Some list providers offer customized lists based on specific criteria, such as location or property type, while others offer pre-made lists.
  4. Purchase the leads and any additional services, if applicable. The cost of probate leads and any added features will vary depending on the provider and the type of leads you are purchasing. Some companies pre-scrub their data for leads that have property only, while others do not scrub at all. Some companies also append leads with additional information not provided by the local courthouse.
  5. Review the leads and contact the executors or beneficiaries to inquire about the properties. Data is never a perfect science. As you speak to the contacts associated with the probate leads you bought from a provider, take note of the accuracy and overall quality of the data.

TIP: Someone else in your area may already be gathering probate leads on a regular basis. This could be a court researcher (who may be gathering the list for online list providers or another local professional) or another professional. Ask around, or do a search on LinkedIn or Craigslist. It’s possible to avoid having to gather leads yourself without paying the retail markup to buy a list from a reseller!

Best Probate Real Estate Lead List Providers

There are a number of companies that offer probate leads as a done-for-you list, and it can be difficult to determine which one is the best fit for your needs. Let’s take a look at 5 of the companies that offer probate leads and some of their reviews

1. US Probate Leads

US Probate Leads has been providing probate lead lists for over 12 years and furnishes lists for almost every county in the country. US Probate Leads appends their lead lists with PR phone number information and offers no-obligation probate leads data samples for prospective customers. Probate Leads are packaged by county and are delivered monthly with no commitment.

While US Probate Leads offers additional training only through additional purchases, they recently added more than 10 new real estate lead list types to their roster, in case you’re already trained and ready to go in another niche.

2. All The Leads

It’s no secret that Chad Corbett was one of the co-founders of All the Leads. All The Leads has long held the name of the “Done-For-You” probate leads and marketing system.

How much does All The Leads cost? Each county has individual pricing. Though a subscription isn’t technically required, there is a two-month minimum purchase, and cancellation requests should be made before your next 10-day delivery window before the court researcher is dispatched.

Unlike most probate lead companies, you’ll get all the probate records filed from a courthouse with your lead purchase. In other words, the list isn’t scrubbed. Data appended for real estate owned comes at an additional cost of $2 per lead.

Though All The Leads offers a free CRM, it is designed specifically for probate prospecting.


Also called, ForeclosuresDaily has been working in the real estate lead business since 2004. Widely recognized by top influencers in the real estate investment space like Brent Daniels and Pace Morby, their no-frills probate leads and mailing sequence makes it easy for customers to target probate leads with property to sell. Simply choose your target market and automate your mailing with their 4 to 6-step mailing campaign.

The one downside (which many people mistakenly view as being advantageous) is they limit their probate leads to probate records with real-estate attached: This means any leads where the property isn’t included in the probate filing, as well as leads with no property that could be monetized in numerous other ways, are missing from this list. The silver lining is they offer more than a dozen other real estate lead lists.


Also called, Morry Eghbal is an innovative and entrepreneurial real estate professional who uses his passion for data technology to simplify the work of other business owners like himself. The CRM is designed in such a way that probate lead purchases are not bound by county. Free online mail-merge with the option to add automated mailings at a flat rate, to both personal representatives and attorneys.

The “WOW” Factor for is the ability to add tools and systems a la carte, to your overall business. Morry is the face behind several products used by real estate agents and investors all across the country, such as,,,, and more. Morry’s extensive offerings include all the pieces to gather, verify, and prospect through real estate date types, including but not limited to probate leads.

5. is an extension of MTI Education and currently offers probate leads in 81 counties across 18 states. $99 a month gets you 100 cases in any one state and a free monthly training seminar. is an ideal fit for agents and investors in major metro markets who are looking to skip the work of pulling online lead lists on their own, but want to stay under $100 for the automation. Because of the ease of access, these counties may be oversaturated and highly competitive. This might not be an ideal fit for agents and investors who’d prefer to save money and scrape data from court websites themselves, or who need a more robust marketing system in place to help them connect with potential probate sellers.

Probate Lead Companies Compared:

We’ve put together a comparison chart of all 5 of these probate lead companies, their pricing, and what comes with a probate leads purchase.

Should you use one of the probate lead companies or collect probate leads yourself?

Deciding whether to use a probate lead company or collect probate leads yourself will depend on your individual needs and resources. Here are some factors to consider when making this decision:

  • Time: Collecting probate leads yourself can be time-consuming, especially if you are not familiar with the process. Using a probate lead company can save you time by providing you with a pre-made list of leads that you can begin working on immediately.
  • Expertise: If you are new to the probate process, using a probate lead company may be a good option because the company will have experience gathering and verifying leads. This can help you avoid mistakes and make more informed investment decisions.
  • Cost: Probate lead companies charge a fee for their services, which can be a significant investment depending on the size of the list and the length of the subscription. This expense may or may not be worth it depending on your local court records process and your business goals. Collecting probate leads yourself can be a more cost-effective option, but it may require a larger time investment.
  • Quality: The quality of the leads provided by probate lead companies can vary. Some companies may provide high-quality leads that are well-researched and verified, while others may provide lower-quality leads that are not as valuable. It is important to do your research and choose a reputable company that has a track record of providing valuable leads.

Here are 10 questions to ask when shopping for a probate list provider:

  1. Cost per lead vs Subscription billing?
  2. Do they pre-scrub the leads or leave them for your discretion? 
  3. How many other agents and investors getting the same lists?
  4. How are the leads delivered? Spreadsheet, online platform, or some other way?
  5. Do you have to sign a contract?
  6. What else are you getting with your purchase?
  7. How often are probate leads delivered?
  8. How good is the data quality?
  9. How does the service compare to the DIY cost and effort?
  10. Are you going to get any probate training or support with your leads?

Ultimately, whether you choose to use a probate lead company or collect probate leads yourself will depend on your specific needs and resources. It may be helpful to consider a combination of both approaches in order to maximize your chances of finding valuable probate leads.

Probate leads will only grow your business if you know what to do with them. Probate Mastery will give you the probate real estate training and marketing plan (complete with letter templates and conversation scripts), and EARN will tell you how to get inbound referrals from estate law attorneys.

Probate Training and ongoing coaching for probate leads success

At Probate Mastery, we know that the key to success is proper training and support. No matter which probate lead company you choose, it’s essential to have a strong understanding of how to market to probate leads and navigate the probate sales process. Dealing with probate property is one thing, but you also need to know how to deal with people and situations. It’s crucial to understand the probate process and the mindset of the heirs, surviving spouses, and other family members going through it.

That’s where we come in. Our community of Certified Probate Experts, including real estate agents, investors, wholesalers, attorneys, loan officers, and more, are always ready to lend a helping hand. Our comprehensive probate certification course, led by Chad Corbett, is ranked #1 in the country by and includes weekly group coaching at no additional cost. With the EARN Course, you can eliminate the need to buy probate leads entirely and build a real estate referral system instead.

With our strategies and tools, you’ll be well on your way to a more successful and fulfilling career in real estate, working less and making more while making a positive impact on your community. Don’t waste any more time – join Probate Mastery and start having incredible success with probate leads today.

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