San Antonio Probate Leads
Get inherited property leads the day they're filed — reach heirs before the estate sale signs go up.
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Why Probate Leads Are Gold for Wholesalers
Probate leads are different from other distressed property lists. The motivation isn't financial stress — it's emotional and logistical. Heirs inherit a house they often don't want, can't afford to maintain, or live too far away to manage.
They want it gone. Fast. Clean. No hassle.
That's where you come in.
The challenge? Most wholesalers either don't know how to find probate leads or they're working stale lists from services that update weekly or monthly. By then, the executor has already been contacted by a dozen investors and three realtors.
OpenDockets pulls fresh probate filings straight from Bexar County court records. You get the lead the day it's filed — before anyone else knows about it.
Why Heirs Sell Fast
- Don't want the burden of managing the property
- Live out of state and can't oversee repairs
- Need cash to settle estate debts
- Multiple heirs want quick split of assets
- Emotional — want to move on from loss
Types of Probate Cases We Track
Not all probate cases are created equal. We track the ones most likely to result in a property sale.
Independent Administration
Most common in Texas. Executor has authority to sell property without court approval. Fastest path to closing a deal.
Dependent Administration
Court must approve all sales. Slower process but still viable — often heirs are even more motivated due to legal costs.
Muniment of Title
Simplified probate when there's a valid will and no debts. Property transfers quickly to heirs who may want to sell immediately.
Texas Probate Timeline
Understanding the probate process helps you know when to reach out. See our complete Texas probate guide for details.
Death & Filing
Family files probate application with Bexar County court. OpenDockets captures this immediately.
Executor Appointed
Court appoints executor/administrator. They now have legal authority to act on behalf of the estate.
Inventory & Debts
Executor inventories assets and settles debts. Prime time to reach out — they're thinking about the property.
Asset Distribution
Estate ready for distribution. Heirs often prefer cash over property. High motivation period.
Closing Estate
Estate closes. Property either sold, transferred, or listed with a realtor by this point.
💡 Pro tip: The sweet spot is 2-8 weeks after filing. Executor is appointed, reality has set in, but they haven't committed to a realtor yet.
Get Probate Leads Before Realtors Find Them
Start Your Free TrialFreshest leads straight from county dockets
What's Included With Each Lead
Property Address
Decedent's last known address — often the inherited property itself.
Executor Info
Name and contact information for the person authorized to sell the property.
Filing Date
Exact date the probate case was filed — know exactly how fresh each lead is.
Case Number
Reference number for your own research on the Tyler Tech Odyssey portal.
Property Value
Assessed value from BCAD records when property is identified.
Sample Probate Lead
Here's what a lead looks like in your dashboard.
5678 Heritage Oak Dr
San Antonio, TX 78249
Mary Johnson
Robert Johnson
Jan 22, 2025
2025-PC-0892
$245,000
Single Family
How to Work Probate Leads
Probate requires a different approach than foreclosure. Empathy and patience close these deals.
Wait 2-4 Weeks After Filing
Don't call the day someone's loved one died. Give the family time to grieve and get the executor appointed. Too early = you look like a vulture.
Lead With Compassion
These aren't distressed homeowners — they're grieving families. Approach with genuine empathy. Learn how to talk to probate sellers without being pushy.
Offer to Solve Problems
Inherited properties often need work, have stuff inside, or have title issues. Position yourself as someone who handles all of that. "I'll buy it as-is, clear out the contents, and close on your timeline."
Be Patient on Timeline
Probate deals take longer to close — sometimes 60-90 days. Build this into your expectations and work other lead types in parallel.
Wireless headset for your follow-up calls after letters land. Game changer for long calling sessions.
Send a handwritten letter instead of calling. It feels more personal and less salesy. Include a line like "I help families in your situation every month — no pressure, just here if you need options."
A decent pen makes your handwritten letters look personal, not rushed. Small detail that matters.
Probate vs. Other Lead Types
How probate compares to foreclosure leads and other distress signals.
| Factor | Probate | Foreclosure | Divorce |
|---|---|---|---|
| Motivation Type | Emotional/Logistical | Financial | Situational |
| Urgency Level | Low-Medium | High | Medium |
| Timeline to Close | 60-90 days | 21-45 days | 30-60 days |
| Competition | Lower | High | Medium |
| Equity Potential | Often high (paid off) | Varies | Varies |
| Approach Style | Soft, patient | Direct, fast | Neutral, flexible |
Many successful wholesalers combine probate with faster lead types. Probate builds your pipeline; foreclosure fills your bank account this month.
Bexar County Probate Market
San Antonio's aging population means a steady stream of probate filings each month. Many of these properties have been owned for decades with significant equity or are completely paid off. Heirs often live out of state and have no interest in becoming landlords or managing a renovation.
That's your opportunity.
Our Probate Leads vs. The Competition
See why wholesalers switch from other lead providers.
| Feature | OpenDockets | USLeadList | DIY Court Search |
|---|---|---|---|
| Lead Freshness | Same-day | Monthly updates | Real-time (manual) |
| Executor Contact Info | ✓ + Skip Trace | ✓ | ✗ (just names) |
| Property Data | ✓ BCAD Enriched | Limited | ✗ |
| Time Investment | Zero | Low | Hours per week |
| Bexar County Specific | ✓ 100% coverage | Sometimes | ✓ |
Probate Activity by Area
Older, established neighborhoods tend to have more probate activity. See our neighborhood analysis.
Probate Lead FAQs
How quickly do you get new probate filings?
We pull directly from the Bexar County court system. Leads are typically in your dashboard within 24 hours of being filed — the freshest probate data available.
Do all probate cases have real estate?
No. Roughly 60-70% of probate cases in Bexar County involve real property. We filter and enrich leads to identify which cases have property addresses associated with them.
How many probate leads can I expect per month?
Bexar County averages 60-90 new probate filings per month. After filtering for cases with real property, expect 40-60 actionable leads monthly.
When should I contact the executor?
Wait 2-4 weeks after filing. This gives the family time to grieve and allows the executor to be officially appointed. Too early and you'll burn the lead.
Is skip tracing included?
Skip tracing is available as an add-on. One-click to get phone numbers for executors and heirs. See our skip tracing guide.
Can the executor sell before probate closes?
Yes — especially in independent administration cases, which are most common in Texas. The executor can sell property once they have letters testamentary, often within weeks of filing.
What's the best way to contact probate leads?
Handwritten letters work best for initial contact. Follow up with a phone call 5-7 days later. Check our guide on how to talk to probate sellers.
Start Getting Probate Leads Tomorrow
Fresh probate filings pulled straight from Bexar County court records. Reach heirs before your competition.
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Related Resources
All Wholesale Leads
See all 9 lead types we offer in San Antonio
Foreclosure Leads
Pre-foreclosure and NOD leads
Divorce Leads
Motivated sellers splitting assets
Finding Probate Leads
Free and paid methods explained
Probate Scripts
What to say (and not say)
TX Probate Timeline
Complete process breakdown
"The Direct Mail Solution" — solid playbook for letter campaigns that actually get responses. Worth it if you're serious about probate outreach.