How to find probate and inherited property leads

Three places a lead shows up

• The county recorder: deeds that pass a house because of a death, such as an executor's deed, an affidavit of heirship, a certificate of transfer or a transfer on death deed. Public in every county.
• The probate court: the file that opens an estate. Some courts publish a searchable index, others only let you look cases up one by one.
• The tax roll: the owner name still reads 'estate of' or 'heirs of', or the bill is still mailed to the dead owner's address.

Why heirs sell

Heirs often live far away, share the house with brothers and sisters, and want cash more than a house. Carrying costs such as tax, insurance and upkeep start right away. That is why a deed in the last 12 months is a better lead than a deed from ten years ago.

How to work the lead

• Start with the deed list for your county, newest first.
• Keep only owners whose mailing address is not the property address. Heirs who live in another state decide faster.
• Write a short, kind letter. Do not mention the death in a way that hurts. Offer to help with the house.
• Follow your state's contact rules. See the guide on using public records for marketing.

Pre-probate and what you can and cannot see

Before probate opens, nothing is filed. Obituaries mention a death, not a house. County records only hint at it, for example a tax bill that goes unpaid. Be careful and respectful at this stage. Our guide on pre-probate, probate and inheritance deeds explains what each record contains.

What the data shows

In the counties that publish deed dates, about 0.3% of properties received an inheritance deed in the last 12 months. In Ohio the share is 0.5%. These counts come from each county's recorded deeds and are refreshed weekly.