Probate leads in Ada County, Idaho.
Investors researching probate leads in Ada County can compare public court lists with USLeadList death and property matches, which do not wait for a court filing. Our 12-month average is 123 records per month.
$1.30 is the 12-month subscription rate and $1.80 the standard rate; the monthly range uses the 12-month average. Your quote sets the exact figure. See how probate lead prices compare. Volume: 12-month average, November 2025 to October 2026.
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Inside Ada County
What the data looks like here.Over the last 12 months, Ada County's pre-probate and inheritance data averaged about 123 new records a month, and the busiest month since March 2022 reached 163. That file comes from death and property records, not the probate docket, so it never waits on a case being filed.
Why investors work Ada County
Idaho reassesses property to market value every year, not on sale, so an heir who inherits a Boise house gets no fresh taxable value out of the transfer. The cost that does shift is the homeowner's exemption, which Idaho Code 63-602G sets at the lesser of $125,000 or half of market value on an owner-occupied home. It survives the owner's death only for the year of death and the tax year after, and only while the house stays part of the estate. After that the new owner has to reapply and actually live there, so an heir who leaves it empty loses the break. Idaho also has no transfer on death deed, and title held in a living trust or as community property with right of survivorship can pass with no probate filing at all.
On the ground
Ada County's own preservation plan splits it by water. Irrigation reached the Boise River bottomlands first, so Boise grew there, while the bench towns filled in only after the Reclamation Service's Boise Project carried canal water to dry ground. Four of the county's main roads, Boise Avenue, State Street, Chinden Boulevard and Hill Road, trace the old Oregon Trail route, and Chinden compresses Chinese Garden, the truck gardens Chinese farmers worked west of town on Davis family land in what became Garden City. Two houses on the same road can be forty years apart in build date depending on which side of that line they sit, so check plat date and city limits before pricing.
Comparing Probate Lead Sources in Ada County
Ada County estates go to the magistrate division of the District Court of the Fourth Judicial District, where two magistrate judges carry the probate calendar. Attorneys file through iCourt File and Serve, and the Ada County Clerk's office publishes probate information and handles filings. Filed estate cases are public: anyone can pull an Ada County estate by party name or number in the iCourt Portal, so competing investors read the same docket you do. Idaho's small estate affidavit under 15-3-1201 collects up to $100,000 of personal property 30 days after a death but cannot move a house, so a home leaves an estate through a trust, joint tenancy, or community property with right of survivorship under 15-6-401. A probate case is a solid lead that arrives late, since the creditor clock under 15-3-801 runs four months from publication. USLeadList builds the Ada County file from death and property records about five weeks after a death, without waiting for a probate filing and independent of whether one is ever opened, and each lead goes to no more than three subscribers.
How Idaho rules shape Ada leads
Verified state research, applied locally.Idaho reassesses all real property to current market value every year rather than on transfer, so inheriting a house does not itself reset its taxable value, and there is no inheritance or gift tax while the estate tax expired for deaths after 2004 (Idaho State Tax Commission). The one death-linked cost is the homeowner's exemption, which removes the lesser of $125,000 or 50 percent of market value from an owner-occupied home (Idaho Code 63-602G(1)). Under 63-602G(9) that exemption survives the owner's death only for the year of death and the following tax year, and only while the homestead remains part of the estate; after that the new owner must reapply and must occupy the home. An heir who does not move in loses it, which is the ordinary non-occupant rule rather than a transfer penalty.
Ways property can avoid probate
Idaho has no transfer on death deed for real property. Title 15, chapter 6, the nonprobate transfers chapter, contains only multiple-party accounts, provisions on the effect of death, the Uniform TOD Security Registration Act and community property right of survivorship. Senate Bill 1399 of the 2026 session would have adopted the Uniform Real Property Transfer on Death Act but was referred to Judiciary and Rules on March 18, 2026 and was not enacted. Real property therefore passes outside probate through community property with right of survivorship (Idaho Code 15-6-401), joint tenancy, or a revocable living trust; personal property may be collected by small estate affidavit.
Small-estate route
Affidavit for collection of personal property where the fair market value of the entire estate subject to probate, wherever located, less liens and encumbrances, does not exceed $100,000, available 30 days after death (Idaho Code 15-3-1201; figure set by 2006 amendments and not inflation adjusted). The affidavit reaches tangible personal property and instruments evidencing a debt, obligation, stock or chose in action, and cannot transfer real property. Summary administration is available where the surviving spouse is the sole heir or devisee (15-3-1205), and where the estate does not exceed the homestead allowance, exempt property, costs of administration, funeral expenses and last illness expenses (15-3-1203).
Timing that affects the public record
The personal representative publishes notice to creditors once a week for three successive weeks in a newspaper of general circulation in the county, and claims not presented within four months after the date of first publication are forever barred; a creditor given written notice has the later of that four months or 60 days after the notice was mailed or delivered (Idaho Code 15-3-801). The small estate affidavit may not be used until 30 days after death (15-3-1201). No Idaho judiciary source publishes a typical duration.
Where court cases can be checked
iCourt Portal, the Idaho judiciary's statewide public search of district and magistrate cases
Why pre-probate
Why pre-probate leads in Ada County, Idaho?A public probate list requires a filed case. Our source does not require a filing and may precede a later filing, but that is not guaranteed.
Inheritance creates a property decision
A death does not guarantee a sale. It does create practical decisions about upkeep, distance, taxes, repairs and whether anyone in the family wants the property.
Earlier than a court filing
When probate is required, the public case begins after the death and after someone files. Our county records begin with the death record itself.
Not limited to probate cases
Trusts, survivorship ownership and state-specific transfer instruments can move a property without an ordinary probate case. Court-only lists do not identify those paths.
Property data with optional contact enrichment
Size, location, value, and tax information come with the property record. Phone, email, spouse, and relative data are available through the skip tracing add-on.
What we mean by pre-probate
Pre-probate > probate. Here's why.Our Ada County data is not a court probate list. It identifies inherited-property records from deaths, including properties that may later enter probate and properties that never do.
The court docket is only one transfer path.
A trust, survivorship ownership or an authorized transfer deed may keep a property out of an ordinary probate case. The exact rules vary by state, which is why the local court and transfer details above matter.
An inheritance creates choices, not a guaranteed sale:
- Keep or occupy the property
- Rent it or transfer it within the family
- Sell it privately or through a public listing
FAQ
Ada County-specific questions.How many pre-probate records does Ada County produce each month?
Can a small estate affidavit in Idaho transfer a house?
What happens to Idaho's homeowner's exemption when the owner dies?
Do you have leads for Boise, Idaho?
How do I work these leads in Ada County?
Why purchase from USLeadList?
Who uses USLeadList pre-probate leads?
How do I purchase pre-probate leads in Ada County?
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