Skip Tracing 101: How to Find Any Seller's Contact Info

You've got a list of vacant or distressed properties, but no phone numbers or emails to reach the owners. Without contact info, your list is just addresses on a spreadsheet. Skip tracing is the process that turns those addresses into real conversations.

Key takeaways

• Skip tracing uses public records, data brokers, and online tools to find a person's current phone number, email, or mailing address.
• Match rates vary widely depending on the data source and the quality of the original property list.
• Automated skip tracing services can return matches in minutes, but manual methods give you more control over accuracy.
• Compliance with TCPA and state laws is critical — always verify consent and opt-out requests before calling or texting.
• Combining multiple skip tracing methods yields the highest contact rates.

What is skip tracing?

Skip tracing is the process of locating a person's current contact information using public records, databases, and investigative techniques. In real estate wholesaling, it means taking a property address and finding the owner's phone number, email, or mailing address so you can reach out and make a deal.

The term comes from the phrase "skip tracer" — someone who finds people who have "skipped" town. Today, skip tracing is a standard part of real estate investing, used by wholesalers, agents, and investors to connect with motivated sellers.

How does skip tracing work for real estate?

Skip tracing for real estate starts with a property address. You feed that address into a skip tracing tool or service, and it searches multiple data sources to return the owner's name, phone numbers, emails, and sometimes social media profiles.

The process typically involves these steps:

1. Get a list of target properties — from public records, driving for dollars, tax delinquency lists, or absentee owner lists.
2. Identify the owner — use county tax assessor records to find the legal owner's name and mailing address.
3. Run the skip trace — submit the owner's name and last known address to a skip tracing service or manually search databases.
4. Receive contact info — the service returns phone numbers, emails, and updated addresses.
5. Verify and reach out — confirm the info is accurate (optional but recommended) and start your outreach campaign.

Tip: Always cross-check a skip traced phone number by doing a quick reverse phone lookup or calling once to confirm you've reached the right person before investing in a full marketing campaign.

What match rates can you expect from skip tracing?

Match rates vary by data source and the quality of your input list. Generally, you can expect:

• Property address + owner name: 60-80% match rate for phone numbers.
• Only property address: 40-60% match rate.
• Absentee or out-of-state owners: lower match rates, often 30-50%.
• Email addresses: typically lower than phone numbers, around 20-40%.

These are rough benchmarks based on industry experience. Your actual results will depend on the age of the data, the skip tracing service you use, and how often the owner moves.

Warning: No skip tracing service guarantees 100% accuracy. Always scrub your list against the National Do Not Call Registry and honor opt-out requests.

What are the best skip tracing methods?

There are three main ways to skip trace: manual methods, automated services, and hybrid approaches. Each has pros and cons.

Manual skip tracing

Manual skip tracing involves searching public records, social media, and people-search websites yourself. It's time-consuming but gives you full control.

Common manual sources:

• County tax assessor websites (owner name and mailing address)
• Social media platforms (Facebook, LinkedIn)
• People-search sites like WhitePages, Spokeo, or BeenVerified
• Voter registration records
• Court records (probate, divorce, bankruptcy)

Pros: Low cost (often free), high accuracy if you verify each piece of info. Cons: Very slow — you might only get 10-20 contacts per hour.

Automated skip tracing services

Automated services use APIs to query massive databases and return contact info in seconds. You upload a CSV of addresses, and the service sends back a CSV with phone numbers and emails.

Popular services:

• BatchSkipTracing.com
• REI Skip Tracing
• LeadSherpa
• SkipTrace.com

Pros: Fast (thousands of records in minutes), relatively cheap per record (often $0.05-$0.15 per trace). Cons: Match rates can be lower, and you have less control over data quality.

Hybrid approach

Start with an automated service to get a large batch of contacts, then manually verify the most promising leads. This balances speed and accuracy.

How to choose a skip tracing service

When comparing skip tracing services, consider these factors:

Tip: Many services offer a free trial or a small test batch. Always test with 50-100 records before committing to a large purchase.

How to stay compliant when skip tracing

Compliance is the most overlooked part of skip tracing. A single TCPA violation can cost you $500-$1,500 per call or text. Here's how to stay safe:

1. Scrub against the National Do Not Call Registry — remove any numbers that are on the DNC list.
2. Get prior express consent — if you're calling a seller who gave you their number, you're fine. If you skip traced the number, you need to ensure you have a business relationship or written consent.
3. Honor opt-out requests immediately — if someone asks you to stop contacting them, add them to your internal DNC list and never call again.
4. Check state-specific laws — some states have stricter telemarketing rules than federal law.
5. Use a compliant dialer — if you're using an auto-dialer, make sure it supports DNC scrubbing and consent tracking.

Warning: Texting skip traced numbers without prior express written consent is a high-risk activity. Many wholesalers stick to phone calls and direct mail to avoid TCPA issues.

Common skip tracing mistakes to avoid

Even experienced wholesalers make these errors:

• Using outdated data — property records from six months ago may have stale contact info.
• Not verifying phone numbers — calling wrong numbers wastes time and can annoy homeowners.
• Ignoring compliance — one TCPA lawsuit can wipe out your profits.
• Only using one source — combining multiple skip tracing methods gives better results.
• Skipping the mailing address — sometimes a letter gets through when calls don't.

How to improve your skip tracing results

To get higher match rates and more conversations:

• Clean your property list first — remove duplicates, fix typos in addresses, and confirm ownership.
• Use multiple data sources — combine automated skip tracing with manual searches for high-value leads.
• Update your list regularly — run skip traces every 30-60 days to catch new phone numbers.
• Target owners with strong motivation — properties with tax liens, code violations, or probate are more likely to have accurate contact info.
• Test different services — not all skip tracing services are equal; run small tests to find the best one for your market.

What's the best way to use skip traced data?

Once you have phone numbers and emails, your outreach strategy matters. Here's a simple workflow:

1. Call first — pick up the phone and have a genuine conversation. Use a script that focuses on helping the seller solve their problem.
2. Follow up with text — if you don't reach them, send a polite text introducing yourself and asking if they're interested in selling.
3. Send direct mail — for high-value leads, send a handwritten-style letter or a postcard.
4. Track everything — log calls, texts, and mail in your CRM so you don't double-contact or miss follow-ups.

Tip: Personalize your outreach. Mention the property address and why you're interested. Generic templates get ignored.

Recommended tools / next steps

Skip tracing is a core skill for any wholesaler who wants to scale. Start by cleaning your property list, then choose an automated service that fits your budget and compliance needs. If you're just getting started, consider a hybrid approach: use a service like BatchSkipTracing.com for bulk traces, then manually verify your top 20 leads. Once you have contact info, focus on building a compliant outreach system that respects seller preferences and legal boundaries.