You find probate real estate leads by searching your county's public probate court records for estates that include real property, then respectfully contacting the executor or heirs. It's one of the most reliable off-market sources — and the one that demands the most care, because there's a grieving family on the other side. Here's how to do it right.
This is education, not legal advice. Probate is court-supervised and varies by state — work with a local attorney and title company.
What probate is (in plain terms)
Probate is the court-supervised process of settling a deceased person's estate — validating a will, appointing an executor or administrator, paying debts, and distributing assets (Cornell Law School's Legal Information Institute). A probate court oversees it (LII: probate court). When the estate includes a house, the heirs often want to sell — they may live elsewhere, share the inheritance among siblings, or simply prefer cash to a property they didn't plan for.
That's why probate is such a strong off-market niche: motivation is common, and the property is frequently sold as-is.
Why the records are public
Probate is handled through the courts, and court records are generally public (U.S. Courts: Court Records). Estate administration — the management and distribution of a deceased person's assets — is documented in these filings (LII: administration of an estate)). That means you can research which estates are moving through probate in your area, legally.
How to find the leads
- Locate your probate court. It's usually at the county level (sometimes called surrogate's or orphans' court). Many publish an online case search.
- Search recent filings. Look for newly opened estates and the appointment of an executor/administrator.
- Identify estates with real property. Cross-reference the decedent's name against county assessor/recorder records to see if they owned a home.
- Find the executor / personal representative. The court filing names who has authority to sell. That's your point of contact.
- Confirm the property details (address, liens, condition) before reaching out.
Prefer not to dig manually? Recon surfaces probate and other distress signals for you.
The compassionate part (this is non-negotiable)
You are contacting people who recently lost someone. Get this wrong and you're not just bad at business — you're causing harm. The rules of the road:
- Lead with respect, not a pitch. Acknowledge the situation. Give them room and time.
- Be patient. Probate can take months. Don't pressure a timeline onto a grieving family.
- Be transparent about who you are and what you do.
- Prefer gentle channels. A respectful letter often lands better than a cold call. If you do call or text, remember these are regulated: the FCC's rules enforcing the TCPA and the FTC's Telemarketing Sales Rule and Do-Not-Call registry apply. Honor opt-outs immediately.
Done well, you're genuinely helping — taking a burden off a family that wants it gone. That reputation is what makes probate a durable source.
The come-up move
Probate rewards patience and decency more than any other niche. Find the estates through public court records, approach heirs like humans, and be the easy, honest solution to a house they didn't ask for.
Start free on Squatters to learn the probate playbook and let Recon surface the leads. Squat it. Fund it. Own it. 🦝