The Complete Guide to Skip Tracing

What Is Skip Tracing?

Skip tracing is the process of finding current contact information for property owners who have "skipped" or moved from their last known address. For real estate investors, it's the bridge between finding a great deal and actually making contact with the decision-maker who can sell it to you.

If you've ever found the perfect distressed property—tax delinquent, high equity, motivated seller situation—but the address on file is outdated, phone disconnected, and property sits vacant, you understand why skip tracing is essential.

Skip tracing aggregates data from hundreds of public and private sources (credit bureaus, utility records, phone databases, social media, public records) to create comprehensive profiles showing current phone numbers, emails, addresses, and even relatives who might know the owner's whereabouts.

When You Need Skip Tracing

You need skip tracing when:

• The owner's mailing address on public records is outdated
• Property is vacant or clearly not owner-occupied
• Letters sent to the address of record are returned undeliverable
• Phone numbers on file are disconnected or invalid
• Property is in probate and you need to find heirs
• Owner is an LLC/trust and you need the actual decision-maker

You DON'T need skip tracing when the owner lives at the property, contact info is current, or the property is actively listed for sale with an agent.

Skip Tracing Methods: Manual vs. Automated

Manual Skip Tracing (Free but Time-Intensive)

Manual skip tracing uses free public resources to find contact information yourself:

• Google Search: Search "Owner Name" + City + State, phone numbers in quotes, name variations
• Social Media: Facebook, LinkedIn, Instagram for current location, employer, family connections
• Public Records: County property records, voter registration, business entity searches, court records
• Free Tools: Whitepages.com, TruePeopleSearch.com, FastPeopleSearch.com, BeenVerified free trials

Pros: Free (just time), can find info not in paid databases, good for one-off searches

Cons: 30-60 minutes per person, lower 60-70% success rate, not scalable for 100+ leads, data may be outdated

Batch Skip Tracing (Fast and Scalable)

Batch skip tracing services let you upload a CSV of names and addresses, then get back current contact information for all of them in minutes to hours.

How it works: Export property list to CSV → Upload to skip tracing service → Service processes through multiple databases → Receive results CSV with phone numbers, emails, current addresses → Typical turnaround: 10 minutes to 24 hours

Pros: Process hundreds in minutes, 85-95% accuracy, multiple data points per person, $0.15-$0.50 per record, includes confidence scores

Cons: Costs money, may include outdated data, some require monthly minimums, quality varies by provider

Best Skip Tracing Services Compared

1. Batch Skip Tracing (BatchSkipTracing.com)

Pricing: $0.18-$0.20 per record
Best For: Wholesalers processing large lists
Pros: Fast (under 30 min), high accuracy, no monthly fees
Cons: No free trial, minimum purchase required

2. TLOxp (TransUnion)

Pricing: $30-$50/month + per-search fees
Best For: Professional investors needing credit data
Pros: Credit bureau access, extremely accurate, SSN trace
Cons: Expensive, requires approval, learning curve

3. Skip Genie

Pricing: $0.15-$0.25 per record
Best For: Budget-conscious investors, beginners
Pros: Lowest cost, simple interface, no monthly fees
Cons: Lower ~80% accuracy, fewer data points

4. PropStream (Built-in Skip Tracing)

Pricing: $97-$197/month (includes property data)
Best For: All-in-one property research + skip tracing
Pros: Bundled with property data, unlimited on higher plans
Cons: Monthly commitment, quality varies, expensive for skip tracing only

5. BeenVerified / Spokeo / WhitePages Premium

Pricing: $20-$30/month
Best For: Small-scale investors, occasional lookups
Pros: Affordable, user-friendly, good for 5-20 searches/month
Cons: Not for batch processing, inconsistent quality, no CSV upload

Our Recommendation: For most real estate investors processing 50-500 leads/month, Batch Skip Tracing or Skip Genie offer the best balance of cost, accuracy, and ease of use.

How to Skip Trace: Step-by-Step

Step 1: Get Your Property List

Source properties from tax delinquent lists, probate records, pre-foreclosure filings, code violations, or absentee owner lists. Your list should include owner first/last name, property address, city, state, ZIP code at minimum.

Step 2: Format Data for Upload

Most services accept CSV with these columns: First Name, Last Name, Address, City, State (required), ZIP Code (optional). More input data = better results—include middle initials, ages, or previous phone numbers when available.

Step 3: Choose Skip Tracing Service

Consider: List size (small = manual/BeenVerified, large = batch services), budget ($0.15-$2.00 per record), data quality needs (cell phones? emails? relatives?), turnaround time (10 min vs 24-48 hours), accuracy requirements (75-95% depending on service).

Step 4: Process Your List

Upload CSV → Service matches against databases → Algorithms score confidence (High/Medium/Low) → Multiple contacts returned per person → Download enhanced CSV. Processing times: Under 100 records (10-30 min), 100-500 records (1-4 hours), 500-1000+ records (4-24 hours).

Step 5: Review and Verify Results

Confidence Scores:

• High (90-100%): Multiple recent sources confirm. Highly reliable.
• Medium (70-89%): Some confirmation but may be 6-12 months old. Verify first.
• Low (Below 70%): Weak matches or very old data. Use with caution.

Quick Verification: Google the phone number for scam checks, check address on Google Maps Street View, send test letter before calling, cross-reference with social media profiles.

Skip Tracing Costs and ROI

Typical Pricing

• Pay-Per-Record: Budget ($0.15-$0.25), Mid-tier ($0.25-$0.50), Premium ($0.50-$2.00)
• Monthly Subscriptions: Unlimited plans ($97-$300/mo), Credit-based ($50-$150/mo), Professional ($200-$500/mo)

ROI Example: Wholesaling Tax Delinquent Properties

• Property List: 200 tax delinquent properties
• Skip Tracing Cost: 200 × $0.20 = $40
• Contact Rate: 60% (120 owners reached)
• Interest Rate: 10% (12 interested sellers)
• Deals Closed: 2 deals (15-20% close rate)
• Assignment Fee: $10,000 per deal
• Total Profit: $20,000 - $40 = $19,960
• ROI: 49,900% return

Bottom Line: Skip tracing costs are negligible compared to deal profit. Even one deal pays for skip tracing 100+ properties 250x over.

When Skip Tracing is Worth It

Always Worth It: Properties worth $100K+ with equity, tax delinquent $10K+, probate properties, absentee owner portfolios, pre-foreclosures 60+ days delinquent

Not Worth It: Properties with active listings (contact agent), owner-occupied with working info, properties with title issues/heavy liens, unprofitable markets

Advanced Skip Tracing Strategies

1. The Relative Connection Method

When you can't reach the owner, contact relatives who might know their whereabouts. Skip tracing results often include parents, siblings, adult children. Call with: "I'm trying to reach [Owner] regarding property at [Address]. Do you have current contact info?" Be professional—relatives are doing you a favor. Success rate: 30-40%.

2. Social Media Deep Dive

Once you have name and location: Facebook check-ins and tagged photos reveal current city, LinkedIn shows current employer, Instagram location tags show where they are, Nextdoor activity confirms neighborhood.

3. The "Neighbor Method"

For vacant properties, knock on adjacent properties. Ask: "Do you know where the owner of [Address] moved to?" Neighbors may have forwarding info, phone numbers, or know relatives. Works best in close-knit neighborhoods and smaller towns.

4. Using Obituaries for Probate Leads

Search Legacy.com or local newspaper obituaries for the deceased owner. Obituaries list surviving family members (your contact targets) with hometown information. Cross-reference with skip tracing results to prioritize calls.

5. The "Daisy Chain" Approach

Start with one data point and build: Find one phone number (even old/disconnected) → Reverse lookup to find associated names → Search those names for relatives/co-residents → Contact relatives for current info → Repeat with each new discovery.

Common Skip Tracing Mistakes to Avoid

1. Not Verifying Data Before Mass Outreach

Calling 100 numbers without verification wastes time and damages reputation. Spot-check 5-10 contacts first to gauge data quality before scaling outreach.

2. Ignoring Compliance Rules

TCPA violations cost $500-$1,500 PER CALL. Check Do Not Call registry, don't use auto-dialers without consent, respect opt-outs immediately.

3. Over-Spending on Low-Value Leads

Don't skip trace every property. Filter for high-equity, motivated situations first. Skip tracing 1,000 properties at $0.20 each ($200) only makes sense if your close rate and deal profit justify it.

4. Not Tracking ROI

Track: Skip tracing cost → Contact rate → Interest rate → Close rate → Profit per deal. Without metrics, you can't optimize spend.

5. Using Wrong Service for Your Needs

Don't pay $2/record for TLOxp if you only need cell phones. Match service to your data requirements and budget.

6. Giving Up Too Soon

Average investor makes 1-2 contact attempts. Top performers make 7-12 attempts across multiple channels (call, text, mail, email). Persistence pays.

7. Not Following Up on Interested Leads

You paid to find them—don't let interested sellers go cold. Set up follow-up systems (CRM, calendar reminders) to stay in touch until ready to sell.

Integrating Skip Tracing with Property Data

Skip tracing works best as part of a complete lead generation system:

1. Get Property Data: Source tax delinquent, probate, or pre-foreclosure lists from providers like TaxLatesData
2. Filter for Quality: High-equity, motivated situations (2+ years delinquent, $20K+ owed, residential)
3. Skip Trace the List: Upload filtered list to batch service
4. Verify Data Quality: Spot-check 10 contacts to gauge accuracy
5. Multi-Channel Outreach: Call, text, mail, email using skip traced contacts
6. Track Results: Log every contact, response, outcome
7. Follow Up Persistently: 7-12 touches across 60-90 days
8. Close Deals: Convert interested sellers into contracts

Example Integration: TaxLatesData provides tax delinquent property lists with owner names and addresses. Export the CSV, upload to Batch Skip Tracing to get current phone numbers, then use those for cold calling and SMS campaigns. Property data + skip tracing = complete marketing list.

Tools to Combine with Skip Tracing:

• CRM: REsimpli, Podio, Follow Up Boss for lead management
• Dialer: Mojo, PhoneBurner, Call Tools for efficient calling
• SMS Platform: Launch Control, REI Reply for text campaigns
• Direct Mail: Yellow Letters, postcards to skip traced addresses
• Email Marketing: Mailchimp, ActiveCampaign for drip sequences

Legal Compliance for Skip Tracing

Skip tracing is legal when used for legitimate business purposes like making an offer on a property someone owns. However, you must comply with:

• FCRA (Fair Credit Reporting Act): Prohibits discriminatory use of skip traced data
• TCPA (Telephone Consumer Protection Act): Regulates calling/texting (no robocalls without consent)
• Do Not Call Registry: Check numbers before cold calling
• State Privacy Laws: Some states have additional protections

Most skip tracing services provide data for "permissible purposes" including business transactions. YOU are responsible for how you USE that data—ensure outreach complies with all laws.

Skip Tracing FAQ

Is skip tracing legal?

Yes, when used for legitimate business purposes like making property offers. Must comply with FCRA, TCPA, and state privacy laws.

How much does skip tracing cost?

Batch services: $0.15-$0.50 per record. Premium services: $0.50-$2.00 per search. Monthly subscriptions: $20-$300 depending on features.

What's the best skip tracing service for real estate?

For most investors: Batch Skip Tracing ($0.18-$0.20/record) or Skip Genie ($0.15-$0.25/record). High-volume: PropStream unlimited or TLOxp for credit access.

Can I skip trace for free?

Yes, using manual methods: Google, social media, TruePeopleSearch.com, public records. Takes 30-60 min per person vs 10 min for 100+ with paid services.

How accurate is skip tracing?

Varies by service: Premium (90-95%), Mid-tier (80-90%), Budget (75-85%). Depends on input data quality too.

Do I need a license to skip trace?

No license required to use services or contact property owners. May need FCRA certification for credit bureau data (TLOxp).

What information do I need?

Minimum: First name, last name, state. Recommended: Full name, address, city, state, ZIP. Optional but helpful: Middle initial, age, previous phones/addresses.

How long does skip tracing take?

Batch services: 10 minutes to 24 hours depending on list size. Manual: 30-60 minutes per person.

What's batch skip tracing?

Uploading multiple records (CSV) at once and receiving results for all simultaneously. Far more efficient than one-at-a-time searches—process hundreds or thousands in single batch.

Start Finding Property Owners Today

Skip tracing is essential for modern real estate investing. Whether wholesaling, flipping, or building rentals, finding and contacting property owners who moved is critical to deal flow.

Key Takeaways:

• Skip tracing finds current contact info for relocated property owners
• Batch services cost $0.15-$0.50 per record—minimal vs deal profit
• Accuracy ranges 75-95% depending on service and input quality
• Legal for business purposes, must comply with FCRA and TCPA
• ROI is exceptional—one deal pays for 100+ property skip traces
• Integrate with property data sources for complete marketing lists

TaxLatesData provides high-quality property lists ready for skip tracing: tax delinquent properties, probate leads, pre-foreclosures, and code violations. All lists include owner names and addresses—ready to upload to your skip tracing service of choice.