10.6.2025 PropStream
Disclaimer: PropStream’s skip tracing tools must be used in compliance with TCPA and DNC regulations. This content is for educational purposes only and does not constitute legal advice.
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Key Takeaways:
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Generating consistent leads is an essential part of any real estate agent’s business strategy. For you, maybe that involves cold calling and emailing motivated prospects.
But what about when you can’t find a prospect’s phone number or email address? That’s where skip tracing comes in.
However, there are some best practices to use with skip tracing to avoid breaking the law and irritating potential clients. We explore some of those below. But first, let’s define what skip tracing is and why it’s a helpful tool for agents.
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What Is Skip Tracing?
Skip tracing is the act of using public records and databases to access hard-to-find contact information, such as email addresses and phone numbers. Real estate agents can use skip tracing to reach out to motivated homeowner leads.
Why Traditional Contact Methods Fall Short
Traditionally, people have used courthouse documents or county websites to find homeowner contact information. But these methods aren’t always the most accurate or efficient.
1. Old contact information
In many cases, public records are updated only once a year. This means they often lack accurate or updated phone and email details.
2. Inaccurate owner information
There’s always a chance that a homeowner has moved or passed away. Since county records aren’t updated regularly, there’s a chance you won’t find the current owner’s name.
Sometimes, owners use LLCs or trusts to hold properties, which requires an extra step of research before you can contact the person in charge.
3. Wasted time
Digging around county websites and courthouse documents takes time. Agents who spend hours just to find inaccurate or old information may get discouraged and give up, missing out on potential sales.
How Skip Tracing Solves the Problem
Modern skip tracing erases the issues above, pulling from multiple data sources and offering the most accurate information possible in just a few clicks.
Here are a few other reasons to use skip tracing over manual methods:
- Comprehensive lead profiles: Many paid databases provide access to multiple phone numbers and email addresses. This gives you multiple ways to reach a lead.
- DNC (Do Not Call List) scrubbing: Modern platforms make it easier to identify homeowners on the DNC list. Not only can these homeowners seek legal action if you contact them, but their presence on the list also indicates that they are not open to cold calls—allowing you to reserve your time for the most motivated and receptive prospects.
- Faster connection: By streamlining the research process, agents can connect more quickly with batches of leads. This leads to faster deal opportunities and, when approached strategically, potentially more income.
| By pairing accurate skip tracing with a power dialer such as BatchDialer, agents can instantly act on those insights, calling verified numbers at scale without leaving their workflow. With AI-powered multi-line dialing, phone number health tools, and seamless integration, BatchDialer turns fresh skip-traced data into real conversations faster than ever. |
Best Use Cases for Real Estate Agents
Skip tracing isn’t just for investors. Agents, too, can benefit from quickly finding homeowner information to feed their sales pipeline, especially for hard-to-reach or unresponsive leads.
Here are a few examples of when skip tracing may be a good idea:
1. For owners of vacant or distressed properties
There are 14.9 million vacant properties across the U.S., according to a recent Lending Tree survey. Many of these empty properties represent valuable leads—property owners who are eager to sell quickly and cash out.
The problem is, you can’t simply knock on the door or send a mailer to reach vacant property owners.
Skip tracing simplifies your search for contact information, often giving you several ways to contact them. You may even discover that a landlord owns additional properties that they want you to sell.
2. For cold leads
Sometimes leads don’t respond to your follow-ups because they’re simply not ready. But if you’ve been reaching out strategically for months with no response, it’s possible something else is going on. When leads suddenly become unresponsive, it can be because their contact information has changed, and they’re no longer receiving your messages or calls.
In these cases, skip tracing can help you find updated phone numbers or email addresses so you can continue nurturing those cold leads.
3. For heirs or decision-makers
Inherited properties are a great place to look for motivated sellers. New owners may not have the capacity to manage the home, or they may simply want to sell it to recover money they’ve put toward medical bills, funeral expenses, etc.
It can be notoriously difficult to find accurate owner information for inherited properties, though, especially if they’ve been passed on through trusts to avoid probate. Skip tracing helps you identify who’s currently in charge of the home and how to reach them.
4. For landlords
Not every landlord is happy with their situation. Some are ready to retire because they’re tired of constantly dealing with difficult tenants, filling vacancies, or paying property managers. Others may be facing messy evictions and would be willing to sell to avoid the drama.
Skip tracing rental properties—especially those that are run down or vacant—may lead you to prospects who are ready to work with you.
Responsible & Ethical Skip Tracing
Skip tracing is a great tool for streamlining lead generation if you do it right—and legally. Take a look at the best practices listed below to make sure your outreach is ethical and responsible.
Related: The Dos and Don’ts of Skip Tracing Homeowners
Follow TCPA and Do-Not-Call Regulations
U.S. laws are rather strict about marketing outreach, so make sure you understand and abide by all regulations.
The Telephone Consumer Protection Act (TCPA), for example, prohibits telemarketing to people who are on do-not-call (DNC) lists. You also can’t use prerecorded voices or autodialers without consent when contacting a lead’s cellphone without potential legal consequences.
Be Respectful When Reaching Out
Being courteous in your calls, messages, and emails can go a long way in building rapport with leads. When reaching out to a prospect for the first time, be cautious of assuming distress—even if they’re a vacant property owner, in foreclosure, or in probate.
Position Yourself as a Helpful Resource
Remember that your ultimate goal is to serve your clients, not simply sell to them. A person is far more likely to put up their guard if they feel you’re trying to use them for personal gain.
By positioning yourself as an expert guide, not a solicitor, you’re telling prospects that you’re here to help and your expertise is trustworthy.
How to Get Started Quickly
Whether you’re trying to contact one homeowner or an entire list of leads, robust data tools like PropStream allow you to run skip traces instantly.
When you run a skip trace, you may notice some of the contacts are flagged. That means they’re on a DNC list. This free DNC flagging feature makes it easier for you to stay compliant with telemarketing laws.
Finding contact information for hard-to-reach leads doesn’t have to take you hours. Try PropStream’s skip tracing feature today to boost your marketing efforts and land more listings!
*PropStream engages an independent third party to perform skip-tracing.
