If you are shopping for real estate data providers, the useful question is not which company has the biggest database. It is which source event produces the records you can actually work. A broad property database, an inbound lead service, a court-file probate list, an event-based seller list, and death/property-matched inheritance data all answer different questions. This guide is published by USLeadList, which sells death/property-matched inheritance data, so treat the product section accordingly and use the comparison framework on any vendor you evaluate.
Start with the source event, not the vendor name
Every prospecting file begins with something that happened. That event determines what the record can tell you and what it cannot. Broad ownership and property databases may aggregate different combinations of assessor, parcel, ownership, deed, mortgage, or tax data. Included sources vary by provider and market. They describe ownership and property characteristics, but they do not usually tell you that a seller event just occurred. Inbound or pay-per-lead services start from expressed interest: someone filled out a form, called, or responded to an ad. Court-file probate lists start from a filing in a probate court. Event-based seller lists start from a defined trigger such as a divorce, eviction, tax lien, or notice of default, depending on the compiler. Death/property-matched inheritance data starts from a death record matched to a property record.
Ask what event creates the record, who records it, and how long after the event the file reaches you. If the answer is vague, the list will be hard to work consistently.
Compare the five source categories
Use the table as a decision aid, not a ranking. Each category fits a different job.
| Source category | Starts from | Best fit when | What to verify |
|---|---|---|---|
| Broad ownership/property databases | Assessor, parcel, ownership, deed, mortgage, or tax data, varying by provider and market | You need property and ownership context, skip tracing, or territory research | Which sources are included for your counties, and how current are they? |
| Inbound or pay-per-lead services | Expressed interest from a form, call, or ad | You want contact with someone who already raised a hand | What is the source of the inquiry, and how is it routed? |
| Court-file probate lists | A probate court filing | Court fields and filed-case status matter to your process | Which court fields are included, and is property matching separate? |
| Event-based seller lists | A defined trigger such as divorce, lien, or default | You want a recurring trigger file tied to a specific event | How is the trigger defined, and what geography is covered? |
| Death/property-matched inheritance data | A death record matched to a property record | You want recurring county-level inherited-property prospecting without assembling court and property records by hand | How is the match made, and what fields are excluded? |
How to compare providers on the details that change your workflow
Once you know the source category, compare these ten items in writing. Ask for a sample file and a field dictionary before you commit.
- Source event. What event creates the record, and is that event the one you want to work?
- Geography. Which counties, states, or ZIP codes are covered, and how often does coverage change?
- Fields. Which columns are included, which are optional, and which are inferred rather than recorded?
- Freshness. How old is the typical record when it reaches you, and what is the delivery cadence?
- Match method. Which sources are connected, how are ambiguous records handled, and how are corrections made?
- Distribution. How many other buyers receive the same record? Capped distribution is different from market-wide exclusivity, so ask how many customers of that provider receive the same record.
- Delivery cadence. Daily, weekly, monthly, or on demand? Match the cadence to your follow-up capacity.
- Contact enrichment. Is phone, email, or skip-trace data included, optional, or separate? Enrichment is not the same as the source record.
- Correction process. If a record is wrong, how do you report it, and what happens next?
- Usable-record cost. Divide total cost by records you can actually work after removing duplicates, out-of-area properties, and records with no usable address or contact path.
A low price per raw record can be expensive if most rows do not fit your territory or workflow. A higher price per usable record can be cheaper if the file matches your source event and follow-up process.
When each category is appropriate
Broad ownership and property databases fit when you need property context, ownership history, or skip-trace inputs. They are not a substitute for a seller-event file. Inbound and pay-per-lead services fit when you want to respond to expressed interest, but they serve a different job: expressed interest rather than a recurring source-event file. Court-file probate lists fit when court fields and filed-case status matter to your process; property matching may be separate. Event-based seller lists fit when a specific trigger, such as divorce or default, matches your acquisition strategy. Death/property-matched inheritance data fits when you want a recurring county-level file built from a death record matched to a property record, without assembling court and property records by hand.
Where USLeadList fits
USLeadList matches death records with property records. It delivers monthly county files, typically about five weeks after death. It does not depend on a probate filing, though every record is not guaranteed to precede every filing. Distribution is capped at three USLeadList subscribers per lead, not market-wide exclusivity. USLeadList is not a court-file list and does not include executors, probate case numbers, filing dates, attorneys of record, or court documents. Optional contact enrichment is separate. A death/property match does not prove completed title transfer, legal authority to sell, motivation, distress, vacancy, equity, sale intent, discount, or return.
That makes USLeadList a strong fit when you want recurring county-level inherited-property prospecting without assembling court and property records by hand. It is not intended for buyers who require court fields from the source file. If you want to see the fields and layout, Get a Free Sample. Historical samples show fields and layout but do not prove current file age. For related prospecting context, see real estate leads for investors and probate leads.
FAQs
Is a death/property match the same as a probate filing?
No. A death/property match starts from a death record matched to a property record. It does not depend on a probate filing, and USLeadList data may be available before a later filing. It does not include executor names, case numbers, filing dates, attorneys of record, or court documents.
Does a capped distribution mean I get the lead exclusively?
No. USLeadList caps distribution at three USLeadList subscribers per lead. That is not market-wide exclusivity, and other data providers or marketing channels may reach the same household.
Can I buy contact enrichment with the file?
Optional contact enrichment is separate from the death/property match. Ask what is included in the base file and what is added through enrichment before you compare cost per usable record.
Before you buy, check county pricing and availability for your territory with a quote request.