Quick answer: Probate leads come from public court filings for estates that include real estate. Find new cases at the county probate court or clerk, confirm the personal representative has authority to sell, reach out with respect, and underwrite the property as-is. Once contracted, DispoKey matches off-market deals with buyers within 72 hours, splits fees 60/40 in your favor, with $0 upfront.
- Pull new estate filings from the county probate court or clerk.
- Confirm who has legal authority to sign before you contract.
- Lead with help and patience, not pressure.
What are probate leads?
Probate leads are estates going through court that include a house. The court appoints a personal representative, often called an executor or administrator, who may need to sell the property to pay debts or divide the estate.
These leads are valuable because heirs often live elsewhere, the house may need work, and the estate has bills such as taxes, insurance and utilities while it sits. Many families simply want a clean, fair way to finish. That makes probate one of the steadier sources of motivated sellers.
Where to find probate leads
Start with the court. Probate filings are generally public records kept by the county court or clerk, and many counties offer online case searches.
- County case search: filter for new estate or probate cases by filing date.
- Courthouse terminals: some counties only offer full records in person.
- Published notices: many states require notice to creditors in a local newspaper.
- Data vendors: paid lists compile filings, but check freshness and accuracy.
Match each case to the property using county assessor records, then skip trace the personal representative if no address is listed.
County examples: where filings live
Each county runs its own system, so learn the one in your market.
- Cook County, Illinois: the Clerk of the Circuit Court keeps probate division records and online case search.
- Los Angeles County, California: the Superior Court's probate division handles estates and publishes case calendars.
- Harris County, Texas: the County Clerk keeps records for the county's probate courts.
Visit the official site, learn its search filters and note how quickly new cases appear.
Who can sign a contract on a probate property?
Only the person with legal authority can sign. That is usually the court-appointed personal representative, once letters testamentary or letters of administration are issued.
Ask for a copy of the letters before you sign anything. Some states let representatives sell with little court involvement under independent administration, while others require court approval of the sale, sometimes with an open bidding step in court. Build that timeline into your contract, and do not contract with an heir who has no authority. The probate glossary entry explains the basics.
How to contact probate leads respectfully
Families in probate are grieving. Your outreach should read like help, not a sales pitch.
- Wait a few weeks after filing before the first contact.
- Use mail first: a short, plain letter; see our yellow letter guide.
- Offer useful information: what selling an estate home involves and that there is no rush.
- Respect no: remove anyone who asks.
- Follow phone rules: check Do Not Call and texting consent; see our TCPA guide.
How to underwrite a probate property
Estate homes often have deferred maintenance, old systems and full contents. Walk the house, estimate repairs and confirm title.
Check for mortgages, liens and unpaid taxes, and ask the title company about heirs who must sign or disclaim. Then run your offer from after-repair value; our guide to pricing a wholesale deal walks through it. The illustrative example in this guide shows a typical probate lead funnel.
| Probate funnel stage (illustrative month) | Count |
|---|---|
| New estate filings pulled | 180 |
| Filings with a house in the county | 72 |
| Letters mailed to representatives | 72 |
| Conversations | 9 |
| Appointments | 4 |
| Signed contracts | 1 |
How long does a probate deal take?
Plan for months, not weeks. The estate must open, the court must appoint the representative and creditors usually get a notice period before assets are distributed.
Write a contract with a realistic closing window and an extension clause tied to court steps. Keep heirs informed with a simple checklist of what happens next. IRS Publication 559 explains the tax duties executors face, which often shape when they are ready to sell. Patience here is part of the offer: estates often choose the buyer who made the process easiest.
Rules to check before you wholesale a probate deal
Some states regulate how wholesalers market contracts, and courts may need to approve the sale or review an assignment. Read your state's licensing rules and the court's requirements, and disclose your intent to assign in writing. Our guide is wholesale real estate legit covers disclosure basics.
Records to keep on every probate lead
Log the case number, filing date, representative's name, property address and every contact attempt. Clean records keep follow-up respectful and prevent duplicate mail to grieving families.
JV your probate deals with DispoKey
Once you have an off-market probate property under contract, submit it to DispoKey. We match it with vetted cash buyers within 72 hours, the fee split is 60/40 in your favor, and you pay $0 upfront. On-market listings are not accepted. Submit a deal or text (802) 618-0015 with your DK ID.
When DispoKey may not be your best option
If you already have a buyer lined up who will close on your timeline, or the estate requires an open court sale where your contract may be outbid, a JV partner may add little. We fit best when you need buyers fast on a signed off-market contract.
Key takeaways
- Probate filings are public court records kept by each county.
- Only the court-appointed representative can sign.
- Some states require court approval of estate sales.
- Respectful, patient outreach builds trust.
Frequently asked questions
Where do I find probate leads?
In county probate court or clerk records, often searchable online, plus published notices to creditors.
Who can sell a house in probate?
The personal representative named in letters testamentary or letters of administration.
Does a probate sale need court approval?
It depends on the state and the type of administration. Check the court's rules before contracting.
Can I wholesale a probate property?
Yes, with an off-market contract signed by the representative and the required court approvals. DispoKey can match buyers within 72 hours.
