Probate leads in Davis County, Utah.
Investors researching probate leads in Davis County can compare public court lists with USLeadList death and property matches, which do not wait for a court filing. Our average is 91 records per month.
No USLeadList subscriber works this county yet. $1.30 is the 12-month subscription rate and $1.80 the standard rate; the monthly range uses the recent average. Your quote sets the exact figure. See how probate lead prices compare. Volume: 3 recorded months: 2026-08 to 2026-10.
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Inside Davis County
What the data looks like here.We cover Davis County, where our pre-probate and inheritance data adds about 91 records a month, and the trailing year averages 90. The file is built from death and property records rather than a court docket, and each lead goes to no more than three subscribers.
Why investors work Davis County
Utah taxes a primary residence on 55 percent of market value, and that 45 percent exemption is not automatic for an heir. When an ownership interest changes, the assessor notifies the new owner to file a sworn declaration within 90 days; miss it and the exemption is withdrawn for the calendar year, with no exception for a spouse or child. So the first decision in Davis County is not whether to sell but what the house is now for: move in, rent to a tenant who makes it a primary residence, or carry a taxable value about 82 percent higher. That deadline follows the parcel, and it arrives whether or not anyone opens a probate case. A transfer on death deed recorded before death is one route that moves title without an ordinary probate filing.
On the ground
Davis County housing does not share one birthday, and the seam is the freeway. County history records that Interstate 15, cut through in the 1960s, made its greatest difference in Centerville, Farmington and Kaysville, towns that had lagged because they sat far from both Ogden and Salt Lake City. North of Layton the vintage changes again: the wartime build at Hill Field drew workers into government villages, 400 units at Verdeland Park in Layton, a similar number at Arsenal Villa in Sunset and 600 four-plexes at Sahara Village. A Sunset four-plex and a Syracuse subdivision house are different eras of construction, so it is worth knowing which era a parcel belongs to.
Comparing Probate Lead Sources in Davis County
Probate in Davis County goes to the Second Judicial District Court, which covers Davis, Morgan and Weber counties, with Davis County locations at Bountiful, Farmington and Layton. Attorneys file electronically through a certified Electronic Filing Service Provider; a self-represented heir still files probate on paper, because MyCase e-filing excludes probate. Filed cases land in Xchange, the state's public case search, where any investor can pull the docket for a fee. That record is useful, and also late and shared: a case appears only after someone files, and the same names are open to anyone who pays. Utah's small estate affidavit reaches personal property only and cannot transfer title to a house, and it is not filed with the court; a transfer on death deed recorded before death can move a house without an ordinary probate case. USLeadList builds the Davis County file from death and property records instead, typically about five weeks after a death, so it identifies inherited property without waiting for a probate filing and regardless of whether one is ever opened.
How Utah rules shape Davis leads
Verified state research, applied locally.Utah taxes a home on 55 percent of its market value: Utah Code 59-2-103(3) grants a 45 percent residential exemption and 59-2-102(35) limits it to property used for residential purposes as a primary residence. A house that becomes a second home or a short-term rental loses the exemption and is taxed on full market value, about 82 percent more taxable value each year it is held, and a vacant house keeps the exemption only where the owner declares under penalty of perjury that it will be used as a primary residence (59-2-102(35)(b)(ii), 59-2-103.5(4)). An inherited transfer triggers a filing: after an ownership interest changes the county assessor shall notify the owner to submit a sworn declaration within 90 days, and failure to respond withdraws the exemption for the calendar year (59-2-103.5(11)), with no exception for a spouse or child. A county may instead adopt an ordinance requiring an application on a change of ownership (59-2-103.5(1)(b)). The exemption survives if the heir moves in or rents to a tenant who makes the house a primary residence (59-2-103(6)(b)(ii)). Utah has no estate tax and repealed its Inheritance Tax Act, Title 59 Chapter 11, effective May 6, 2026.
Ways property can avoid probate
Transfer on death deed under the Uniform Real Property Transfer on Death Act, Utah Code 75-6-401 through 75-6-419, enacted in the 2018 general session and applying to transferors dying on or after May 8, 2018. The deed must contain the elements of a recordable inter vivos deed, state that transfer occurs at death, and be recorded in the county recorder's office before the transferor dies (75-6-409). Joint tenancy with right of survivorship and revocable living trusts are the other common routes. The 75-3-1201 affidavit reaches personal property only.
Small-estate route
Affidavit for collection of personal property where the entire estate subject to administration, wherever located, less liens and encumbrances, does not exceed $100,000, 30 days have elapsed since death, and no personal representative has been appointed or applied for (Utah Code 75-3-1201). The Utah State Courts state that a small estate affidavit cannot be used to transfer title to real property, so a house needs a probate case or a transfer on death deed recorded before death.
Timing that affects the public record
An informal probate may not be filed until 120 hours, five days, have passed since the death (Utah Code 75-3-307), and must be filed within three years of the death (75-3-107). Publishing notice to creditors is optional in Utah; where the personal representative does publish, it runs once a week for three successive weeks and claims are barred unless presented within three months after first publication (75-3-801(1)). A creditor given written notice has 90 days from the published notice or 60 days from mailing, whichever is later (75-3-801(2)). Where nothing is published, claims that arose before death are barred one year after the death (75-3-803(1)(a)). The small estate affidavit is available 30 days after death. The Utah State Courts publish no typical duration.
Where court cases can be checked
Xchange, the Utah State Courts repository of district court and justice court case information, which charges subscription fees and excludes sealed cases, expunged records and all juvenile matters. MyCase gives parties free online access to their own cases and is open to a personal representative, but an interested person in a probate case cannot use MyCase and is directed to Xchange. Public terminals are available at most district court locations, and appellate dockets are searched separately.
Why pre-probate
Why pre-probate leads in Davis County, Utah?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 Davis 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
Davis County-specific questions.How many pre-probate records does Davis County produce monthly?
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