Straight From County Records

San Antonio Divorce Leads

Get fresh Bexar County divorce filings matched with property data — reach motivated sellers before anyone else.

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Same-Day

Lead Delivery

800+

Filings/Month

60-180 Days

Outreach Window

$149

/month for all leads

Why Divorce Creates Motivated Sellers

Divorce is one of the most reliable sources of motivated seller leads — and one of the most overlooked.

When couples split, the marital home often becomes a problem that needs solving fast. Neither party wants to keep making payments on a house they can't afford alone. Neither wants to live in a place full of memories. And courts often mandate the sale of jointly-owned property to divide assets.

The result: homeowners who need to sell quickly, often below market value, with a hard deadline set by the court.

For San Antonio wholesalers, divorce leads represent a consistent pipeline of motivated sellers year-round — no seasonality, no market dependency.

What Makes Divorce Leads Different

Motivated by speed, not just price — they want a clean break
Dual decision makers — both spouses need to agree
Emotional complexity requires a softer approach
Lower competition — most investors overlook divorce
Year-round pipeline — no seasonality

The San Antonio Divorce Market

Bexar County processes thousands of divorce cases annually.

800-1,000+

Divorce petitions filed monthly

30-40%

Involve real property

250-400

Potential leads per month

Why San Antonio Divorce Rates Stay High:

Large military population (JBSA) with higher-than-average divorce rates
Young marriage demographics
Economic stress in certain zip codes
Texas's relatively simple no-fault divorce process

Peak Filing Periods:

January (post-holiday surge — the "divorce month")
March-April (tax season revelations)
August-September (after summer vacations)

How Texas Divorce Works (Investor's Perspective)

Understanding the Texas divorce timeline helps you time your outreach perfectly.

Day 0

Petition Filed

One spouse files for divorce. This is public record immediately. OpenDockets captures these filings.

Days 0-60

60-Day Waiting Period

Texas requires a minimum 60-day "cooling off" period before a divorce can be finalized. The couple is figuring out asset division.

Days 60-180

Discovery & Negotiation

If contested, property division gets negotiated. The house becomes a bargaining chip. Prime outreach window.

Day 90-365+

Final Decree

The court finalizes the divorce and orders asset distribution. If the couple can't agree on the house, the court may order a sale.

The best window to reach these sellers is between Day 60 and the Final Decree. They're past the initial shock, actively thinking about the house, but haven't been bombarded by other investors yet.

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Same-day filings from Bexar County courts

How to Approach Divorce Leads

Divorce leads require a different approach than foreclosure or probate.

Timing Your Outreach

Too Early (Days 0-30): People are in crisis mode. They're not thinking about the house yet. Reaching out now feels predatory and rarely converts.

Sweet Spot (Days 60-120): The initial shock has worn off. They're actively dealing with asset division. The house is top of mind.

Late Stage (Days 120+): They may already have a plan — listing with an agent, one spouse buying out the other, or another investor already in the picture.

Messaging That Works

Don't Say:

"I heard you're getting divorced..."
"Going through a tough time?"
Anything that sounds like you're capitalizing on their pain

Do Say:

"I help homeowners who need to sell quickly due to life changes"
"If you're looking for a fast, private sale, I can help"
"I buy houses in any condition — no repairs, no showings, no hassle"

Focus on the solution (quick sale, clean break, cash offer) — not the situation (their divorce).

Best Contact Methods

Direct Mail — Still the most effective. Handwritten envelopes stand out. Keep the letter short and professional.
Door Knocking — High conversion but proceed with extreme caution. If both parties still live there, it can get awkward fast.
Skip Trace + Cold Call — Works, but requires a soft touch. Lead with "I'm reaching out to homeowners in the area who might be interested in selling."

For cold calling →

Leitner LH270 wireless headset — comfortable for long sessions, and the noise cancellation helps you sound professional.

Finding Divorce Leads in Bexar County

The Manual Way

Bexar County divorce filings are public record. You can:

Visit the Bexar County District Clerk's office
Search the online portal at bexar.tx.us
Pull cases filed under case types DR (Divorce) and FM (Family)

The Problem: The interface is clunky, you have to cross-reference with property records manually, and by the time you process a week's worth of filings, they're already stale.

The OpenDockets Way

OpenDockets pulls fresh divorce filings from Bexar County courts every morning at 6 AM and automatically:

Filters for cases with real property involved
Matches filings against BCAD property records
Enriches leads with property value and owner data
Delivers same-day leads before other investors see them

You get divorce leads with property addresses and owner info — ready to mail or call — while everyone else is still figuring out how to navigate the county portal.

Qualifying Divorce Leads

Not every divorce filing is a good lead. Here's how to prioritize.

High-Priority Signals

Property owned jointly — Both names on title = both need to agree = both motivated to solve the problem
High equity — More room to negotiate; they have something to split
Contested divorce — More conflict = more motivation to liquidate and move on
Long marriage — More likely to have accumulated real property
Petition mentions property — Some petitions specifically reference real estate assets

Lower-Priority Signals

Recent purchase — Little equity; may be underwater
One spouse already moved out — Remaining spouse may want to keep the house
Property already listed — They've chosen the retail route
Rental property — Less emotional attachment, but also less urgency

Sample Divorce Lead

Here's what a lead looks like in your dashboard.

Divorce Filing

2847 Blanco Rd

San Antonio, TX 78212

Owner

Maria & David Rodriguez

Filed

January 15, 2026

Case Type

Contested

Property Value

$245,000

Equity Est.

$140,000+

Owned Since

2014

Stacking Divorce Leads with Other Distress Signals

Divorce alone is a solid lead source. Divorce combined with other distress indicators is a home run.

High-value combinations:

Divorce + Tax Delinquency — They're splitting up AND behind on taxes? Highly motivated.
Divorce + Code Violation — Property is in rough shape and they're separating? Neither wants to deal with repairs.
Divorce + Pre-Foreclosure — This is a crisis situation. They need help fast.

OpenDockets lets you create Channels that automatically flag leads matching multiple criteria. Set up a "Divorce + Distress" channel and let the system surface your highest-probability leads.

Lead Stacking Example

Property: 1234 Culebra Rd
Divorce filed: December 2025
Tax delinquent: $4,800 owed since 2024
Code violation: Overgrown yard, damaged fence
Signal: Both parties want out — fast

Divorce Leads vs. Other Lead Sources

Lead Type	Avg. Motivation	Competition	Timing Window	Sensitivity
Divorce	High	Low-Medium	60-180 days	Very High
Foreclosure	Very High	Very High	21-90 days	High
Probate	Medium-High	Medium	6-12 months	High
Tax Lien	Medium	Low	2+ years	Low
Code Violation	Medium	Low	Varies	Low

Getting Started with Divorce Leads

Enable Divorce Leads

Set Up Your Channel

Create a Channel filtering for divorces with property values above $100K and equity above 30%.

Build Your Mail Sequence

First touch at Day 60 after filing, follow-ups at Day 90 and Day 120. Sensitivity matters — focus on the solution, not the situation.

Add Phone Follow-Up

Skip trace your leads and call non-responders. Track your pipeline and adjust messaging based on what converts.

For handwritten mail →

Pilot Metropolitan fountain pen — makes your handwriting look better and holds up through long mail sessions.

Why Most Investors Ignore Divorce Leads

These "disadvantages" are actually your edge.

🔍

Harder to Find

No "divorce list" at the courthouse. You have to pull case filings and cross-reference with property records. OpenDockets does this automatically.

💬

Emotional Complexity

Most investors don't want to deal with the sensitivity required. That means less competition for those who do it right.

👥

Dual Decision-Makers

Getting two people who are actively fighting to agree on a sale takes skill. But when they agree, deals close fast.

⏳

Longer Timeline

The 60-day waiting period means you can't close as fast as a foreclosure. But the longer runway means less competition and more time to build rapport.

San Antonio Zip Codes with High Divorce Activity

Based on filing patterns and demographics, these areas generate consistent divorce lead volume.

Legal Considerations

A few things to keep in mind when working divorce leads.

📋

Lis Pendens

Some divorce cases result in a lis pendens filed against the property. This clouds the title until the divorce is resolved. Check for these before making offers.

⚖️

Court-Ordered Sales

If the court orders the property sold, you may be dealing with a more structured process. The court might require appraisals or set minimum sale prices.

✍️

Both Signatures Required

Until the divorce is finalized and property is awarded to one spouse, you typically need both parties to sign off. Work with a title company experienced in divorce transactions.

👨‍⚖️

Attorney Involvement

In contested divorces, you may need to communicate through attorneys. This slows things down but also adds legitimacy to your offer.

Tools for Working Divorce Leads

📞

Skip Tracing

You'll need phone numbers and current addresses. Many divorcing couples no longer live together at the address on file.

✉️

Direct Mail

For sensitive leads like divorce, mail often outperforms cold calling. Consider handwritten letters for higher open rates.

📊

CRM System

Track divorce leads separately. The longer follow-up cycle (60-180+ days) means you need a system that won't let leads fall through the cracks.

🔎

Title Search

Run preliminary title checks to identify liens, lis pendens, or other encumbrances before making offers.

Divorce Lead FAQs

How soon after a divorce is filed should I reach out?

Wait at least 60 days. This is the mandatory waiting period in Texas, and reaching out earlier feels predatory. The sweet spot is 60-120 days after filing.

Do I need both spouses to agree to sell?

Until the divorce is finalized and property is awarded to one spouse, yes — both typically need to sign off. After the decree, whoever is awarded the property can sell independently.

Is it legal to use divorce records for marketing?

Yes. Divorce filings are public records in Texas. However, you should never reference the divorce directly in your marketing. Focus on the solution you provide, not their situation.

How do divorce leads compare to probate?

Both involve emotional situations, but divorce typically has a shorter timeline (months vs. 6-12+ months for probate). Divorce also involves two living decision-makers, which adds complexity but also urgency.

What if the property has a lis pendens?

A lis pendens indicates pending litigation affecting the property. You can still pursue the deal, but it may take longer to close, and you'll need title insurance that covers the litigation risk.

Start Finding Divorce Leads Today

Same-day divorce filings matched with property data — reach motivated sellers before anyone else.