Real estate agents and investors can get probate leads directly from courthouse records, through referrals from estate professionals, or from a probate lead company. Pulling records yourself can reduce the data cost. Purchasing probate leads can save research time and provide contact or property information that court records usually leave out.

This guide explains how to get probate real estate leads online or from the courthouse, compares current probate lead providers, and shows where training and co-worked lead opportunities fit.

• What are probate leads?
• Finding probate leads online or at the courthouse
  • Online
  • Courthouse
• Free probate leads through attorney referrals
• Online property lookups for probate leads
• 5 Probate leads companies to consider
• Probate lead comparison chart
• Should you buy probate leads or get them yourself?
  • 10 questions to ask when comparing probate list providers
• Probate training for success with probate leads

What are probate real estate leads?

Probate real estate leads begin with public records of a filed probate case. Depending on the court and the documents available, a record may name the decedent, executor or personal representative, heirs, an attorney, and real property connected to the estate. Court records rarely include usable phone numbers or email addresses, so contact details usually require separate research or skip tracing. A probate filing is not proof that the family plans to sell an inherited home; confirm the property and the family’s needs before treating it as a real estate opportunity.

Finding Probate Leads Online or at the Courthouse

To find probate leads online or at the courthouse, start with the court or clerk that maintains probate filings in your county. Ask how to access probate case records, not just property information. Some courts provide a searchable online portal; others allow in-person review or copies at the courthouse, sometimes for a fee. Access, search fields, and copying rules vary by county. The records may identify the estate and people involved, but they rarely include phone numbers or email addresses, so plan on separate contact research.

Searching for probate leads online

Online probate records can be free or low-cost, but access varies by court. A portal may let you search filed cases by name or date, while another county may require a login, fee, or records request. Even when the case documents are online, you will usually need to research property ownership and skip-trace contact information separately.

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:

• 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.

Not all probate court records are available to the public. Records related to sealed cases or cases involving minors may be confidential. Some courts also restrict which information can be disclosed. Follow the court’s instructions and 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.

Related guide: 7 Things to Do at Probate Court Besides Pull Probate Lead Lists.

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.

Networking with probate professionals can be a slow and unpredictable way to find leads. A strong professional network can still become a valuable source of free probate leads over time.

If relationship-building is your preferred path, the Probate Mastery Course Library includes an E.A.R.N. elective focused on earning attorney referrals. It is one option, not a requirement to buy lead data.

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.

Online property look-up tools are not always accurate and may not have access to every relevant record. Verify important information through other sources. Some property records may also be confidential or unavailable to the public.

How to Buy Probate Leads Online from a List Provider

Companies that sell probate leads usually build their lists from public records, probate court filings, property records, and additional contact research. Decide whether you want to gather the records yourself, hire a court researcher, or outsource the work to a probate lead company. Here are the basic steps for buying probate leads online:

1. Research probate lead companies that provide lists. Compare ProbateData, Estate Data Group, All The Leads, Foreclosures Daily, and ProbateLeads.com. US Probate Leads is retained below as a historical listing because the BBB reports it is out of business. 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: A local court researcher may be another way to obtain records, but verify lawful use, data accuracy, and the real cost of adding contact and property information. If you want a list you can work while our team works alongside you, see the Probate Mastery option below.

Best Probate Real Estate Lead List Providers

There is no universal best probate lead company. Ask what stage of estate administration each record represents, whether property ownership is verified, what contact data is included, and how frequently new records arrive. Below are five active sources to compare; a sixth historical provider is marked separately.

Disclosure: Bruce Hill has worked as a coach or trainer with several companies discussed below and has affiliate or referral relationships with some providers. Provider details are based on current offer information and Bruce’s firsthand experience. Probate Mastery may receive compensation when a reader purchases through certain links or orders leads through Probate Mastery.

1. ProbateData

ProbateData includes contact information for up to three heirs on eligible records; confirm the skip-tracing scope for your plan. Property details come with the leads, and data is delivered in a CRM-compatible format.

Bruce Hill negotiated exclusive ProbateData pricing that is not available through its public pricing or any other partner link. Use this Probate Mastery link to receive up to three counties of probate data for $147 per month and try the service for $1 for the first 14 days. This specific offer is only available through Bruce’s link.

2. Estate Data Group

Estate Data Group provides skip-traced probate records connected to inherited real estate. Available data can include verified property ownership, mailing addresses, phone numbers, email addresses, and other information used to research and contact the people involved in an estate.

Bruce Hill is an Estate Data Group trainer and works directly with its team. When an order runs through Probate Mastery, Bruce can often negotiate favorable pricing based on the counties, record volume, and available coverage. Request a market-specific quote through Probate Mastery’s lead-comparison form.

Request Estate Data Group pricing through Probate Mastery.

3. All The Leads

All The Leads combines nationwide probate data with a full lead-management CRM for organizing records, tracking activity, and managing follow-up. Property data is also available.

Bruce Hill, the author of this guide, previously worked with All The Leads as a coach and trainer. Based on that firsthand experience, he believes the company offers an industry-leading probate lead CRM and industry-leading skip tracing for identifying contact information for multiple heirs and other involved parties.

4. Foreclosures Daily / ProbatesDaily

Foreclosures Daily does not include skip tracing; the subscriber researches contacts. Ask which property fields are supplied. The company provides spreadsheet probate leads, generally monthly. Pricing varies by market and service.

5. ProbateLeads.com

ProbateLeads.com gives subscribers access to probate records, but skip tracing is the subscriber’s responsibility. Confirm which property fields come with the plan. Public subscription plans currently start at $99 per month; verify current pricing and county coverage before ordering.

Probate Lead Companies Compared: Pricing, Delivery and Data

Prices are starting points, affiliate offers, or public entry plans, not guaranteed county quotes; checked November 5, 2026.

On mobile: Swipe across the table to compare every provider and feature.

Want help choosing a probate lead company?
Ask Probate Mastery to shop probate lead sources for your counties. We compare filed probate records, skip-traced contacts, property data, delivery, coverage, and market pricing. No course or membership is required to request a market review.

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

Pull probate records yourself if your courthouse provides usable records and you have time to research properties and contact information. Buy probate leads when saving time, receiving skip-traced contacts, or getting property data is worth the additional cost. Many professionals use both methods.

Consider these four factors when deciding how to get probate leads:

• 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?

Choose the method that gives you accurate, workable records at a cost your business can support. You can also combine courthouse research with purchased data when that produces better market coverage.

Probate training and coaching for success with probate leads

Even a well-researched probate lead list does not create trust by itself. Bruce Hill’s Probate Mastery teaches real estate professionals how probate works, what families experience, and how to build respectful prospecting, marketing, and follow-up systems.

Start with the free How Probate Works course, or explore the Certified Probate Expert program and advanced business-development courses in the Probate Mastery Course Library.

About the Author

Bruce Hill

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