Quick answer: To find motivated sellers, pull public records that signal pressure, such as tax delinquency, probate, code violations and pre-foreclosure, then stack them and contact owners on two or more lists first. Expect a few contracts per thousand records. When you have an off-market contract, DispoKey guarantees a buyer match within 72 hours.
- Choose 2 to 4 list types in one county.
- Clean and stack them; prioritize overlaps.
- Mail first, then call within do-not-call rules.
- Follow up for months, not days.
A motivated seller is an owner with a reason to sell soon and on simple terms: an inherited house, a tax bill they cannot pay, a rental that keeps failing inspection. Those reasons usually leave a paper trail in county and court records. This guide lists eight sources, shows how to stack them and gives a labeled example of how the numbers narrow. For the definition, see motivated seller.
Where to find motivated sellers: 8 list sources
Each list below signals a different kind of pressure. The best results come from owners who appear on more than one.
| List | Where it comes from | Signal |
|---|---|---|
| Tax delinquent | County treasurer or tax collector | Cash strain, possible vacancy |
| Probate | County probate court filings | Heirs who may not want the house |
| Pre-foreclosure | Recorded notices of default or lis pendens | Deadline pressure |
| Code violations | City building or code enforcement | Repair costs the owner can't meet |
| Absentee owners | Assessor mailing address differs from property | Distance, tired landlord |
| Vacant properties | Your drives, utility or postal data | Carrying costs with no use |
| Evictions | Court eviction filings | Landlord fatigue |
| Divorce | Court family filings, where public | Need to split an asset |
Tax delinquent lists
Counties publish properties with unpaid taxes before their annual sales. The Cook County Treasurer, for example, publishes its annual tax sale schedule. [1]
Probate filings
Probate cases are filed with the county court, and many courts offer case lookups. The Los Angeles Superior Court publishes access to its probate division. [2] Reach out respectfully and slowly; the person you contact may be grieving.
Code violation records
Cities track open building violations. Chicago's Department of Buildings publishes violation and permit data for property owners and the public. [4]
Pre-foreclosure notices
Notices of default or lis pendens are recorded with the county recorder. Timelines vary widely by state, so check each state's process before promising an owner anything.
How list stacking works
Stacking finds the owners with several reasons to sell. Combine lists by address and sort by how many each owner appears on.
- Tax delinquent records: 2,400
- Also absentee owners: 610
- Also with an open code violation: 85
- Priority list: 85 owners with three signals
Mail the 85 every three weeks and call those with lawful numbers. Work the 610 next. That ordering usually beats mailing all 2,400 once, because the same budget buys more touches on the owners most likely to answer. Refresh the stack every month: owners pay their taxes, violations close and new filings appear, so a list that is two months old already contains people who no longer have a reason to sell. Keep the history, though; an owner who paid once and falls behind again is often more motivated the second time.
Open the list-cleaning checklist
- Standardize addresses so duplicates merge.
- Remove owners you already contacted this month.
- Remove government, church and utility owners.
- Flag properties already listed for sale; they are not off-market.
- Record the source and date for every record.
Other ways to find motivated sellers
Public lists are the base, but two more sources fill gaps.
- Driving for dollars: find vacancies before they reach any list. See our driving for dollars guide.
- Inbound marketing: sellers who search and call you. See leads without cold calling.
How to contact motivated sellers
Mail first, then phone within the rules. Persistence matters more than any single message.
The FTC's do-not-call guidance for telemarketers explains when you must scrub numbers against the National Do Not Call Registry and keep an internal do-not-call list. [3] Use our skip tracing guide for finding numbers, and our negotiation guide for the conversation.
Measuring cost per contract
Track spending and contracts by list type. A list that costs more but converts better can still be cheaper per contract.
Labeled example: 85 priority owners mailed four times at $0.70 each costs $238. If that produces one contract, your cost per contract on that list is $238 before data costs. The broad 2,400-record list, mailed once at the same price, costs $1,680; if it also produces one contract, it is seven times more expensive per deal. Keep a simple sheet with list name, pieces sent, calls, appointments, offers and contracts, and review it monthly before you buy more data.
When DispoKey may not be your best option
If you already have a buyer lined up who closes reliably at your price, you may not need a disposition partner. DispoKey fits when you want more buyer competition or a guaranteed match window on an off-market contract.
How DispoKey helps once you sign
Submit an off-market contract with $0 upfront. We guarantee a buyer match within 72 hours, and the fee splits 60/40 in your favor. Price it first with the MAO calculator, then submit a deal. Questions? Text (802) 618-0015 with your DK ID or see how it works.
Key takeaways
- Public records reveal pressure: taxes, probate, violations, foreclosure.
- Stack lists and contact owners with several signals first.
- Mail first and follow do-not-call rules before calling.
- Measure cost per contract by list.
Frequently asked questions
How do I find motivated sellers for wholesaling?
Pull public records that signal pressure, such as tax delinquency, probate, code violations and pre-foreclosure, then stack lists to find owners who appear on several.
What is list stacking?
List stacking means combining several lists and prioritizing owners who appear on more than one, such as an absentee owner who is also behind on taxes.
Where can I get a list of motivated sellers for free?
Many counties publish delinquent tax lists, code violation records and court filings. They take more work to clean than paid lists.
How do I contact motivated sellers?
Mail is the simplest start. Before calling or texting, scrub numbers against the National Do Not Call Registry and follow consent rules for automated calls and texts.
Related reading
- Yellow Letters for Real Estate: Write, Mail, Track
- Wholesaling Land: Find, Vet and Sell Vacant Lots
- Probate Leads: How Wholesalers Find and Work Them
- Bandit Signs for Real Estate: Rules, Costs and Results
- Tax Delinquent Properties: Find Leads Before the Sale
- Bird Dog Real Estate: Finding Deals for Investors
