Probate leads in Tooele County, Utah.
Investors researching probate leads in Tooele County can compare public court lists with USLeadList death and property matches, which do not wait for a court filing. Our average is 20 records per month.
Pathway to Success guide · Onboarding video · Marketing SOP · Letters and postcard templates
How Utah rules shape Tooele 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 Utah has no estate tax and repealed its Inheritance Tax Act, Title 59 Chapter 11, effective May 6, 2026.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 Tooele 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 Tooele 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
Tooele County-specific questions.Do you have leads for Tooele, Utah?
How do I work these leads in Tooele County?
Why purchase from USLeadList?
Who uses USLeadList pre-probate leads?
How do I purchase pre-probate leads in Tooele County?
Adjacent counties
Nearby markets in Utah.Get your Tooele County quote.
~60 seconds. Quote held for 30 days. No phone required.